A little water in a home can cause a big problem

A real estate agent once advised us that selling a home is enhanced when the interior smells fresh and inviting to prospective buyers.

She said that when holding an open house or home tour she places a couple of tablespoons of vanilla extract in a pie tin and places it into the oven, leading

visitors to believe that a batch of cookies has recently been baked. Unfortunately, there are some odors in the home that even the vanilla treatment won’t mask. Furthermore, masking is a temporary resolve. The most sensible path is to find the source of the odor and correct the condition.

A major unpleasant aroma that homeowners often contend with has been described in numerous ways: a moldy stench, it smells damp, cheesy or rotten.

The smelly descriptions vary, but, for the most part, they often stem from one common source: water.

Water feeds things that smell and can threaten a home’s structural integrity as well. Condensation, which occurs on the interior of windows and walls, is big-time mildew fodder and promotes rapid spore growth. We all know what that smells like.

That puddle at the window sill and the dampness on a wall are definite no-nos. Ponding and heavy condensation not only feed spores, but can leak into the wall cavity and cause wood rot. When moisture persists, the soaked materials create a perfect environment for wood rot, and the smell associated with it.

One of the most effective ways to deal with sweaty windows and other types of condensation is to improve air circulation in the affected room. One of the simplest ways is to open window coverings during the day to allow the sun to enter the home and create natural air currents that have a drying effect.

Frequently, trees and shrubs around the home are so dense that opening shades does little to allow the sun to enter. Thinning dense shrubs and trees will have a profound effect on the condensation problem.

Decorative ceiling paddle fans are another means of eliminating the condensation problem and enhancing comfort and lowering the utility bill. A ceiling fan run in reverse (counterclockwise when looking up at it) will force warm air down from the ceiling and along the perimeter walls, drying out the windows almost instantly.

The kitchen, laundry and bathrooms, which contain moisture-producing appliances or water fixtures, should have ventilation fans that discharge moisture to the exterior even if these rooms have windows. Also, the clothes dryer should be ducted to the exterior, not into the crawl space or attic.

Poorly ventilated areas promote condensation. Poor watershed at the perimeter of the home also can cause moisture to collect inside the home. An unusually damp basement or crawl space will promote condensation at floor level and on the inside of foundation walls.

There are several things that can be done improve conditions:

First, limit the amount of irrigation at the perimeter of the house. You might replace archaic and inefficient watering systems with new sprinkler heads or a drip-irrigation system.

Next, the soil at planting areas should be graded so that water will travel away from the foundation. Downspouts that carry water from the roof should be discharged into subsurface drainage pipes that carry water away from the home.

Installing foundation vents at the perimeter of the home is another way to dry out the basement or crawl space. This should be considered even if the home already has foundation vents.

A layer of 6-mil plastic sheeting, placed directly over the dirt in the crawl space, will cause condensation to occur below the plastic rather than at floor level. The seams of the sheeting should overlap by at least six inches.

The sheeting should also be held back from the foundation wall about 4- to 6-inches to allow some moisture into the crawl space. Completely drying out a crawl space can cause damage to hardwood floors.

Homes on lots with slopes or other unusual soil conditions may require more elaborate drainage or watershed systems. A soils engineer should be consulted if this is the case.

For tips from James and Morris Carey, go to www.onthehouse.com or call the listener hot line, 800-737-2474, ext. 59. The Careys are also on KRKO (1380-AM) from 6 to 10 a.m. every Saturday.