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CHIMNEYS AND REAL ESTATE TRANSACTIONS — WHAT TO WATCH FOR?
For most, real estate transactions are one of the single largest financial transactions of a lifetime. Having all the facts to hand is imperative when facing a decision of this magnitude. The importance of full disclosure of the actual present condition of the property cannot be understated. Complete, professional inspections are the best weapon to hand for the prudent buyer or seller. From the foundation to the roof to built-in appliances, every aspect of the home is covered. Fireplaces are such a wonderful aspect to homes and add to their value. It is a wise decision to have the fireplace and chimney inspected by a certified chimney inspector during the real estate transaction. The National Fire Protection Agency’s Code 211 mandates annual inspections as well as after every major event such as an earthquake or windstorm and at every change of owner. The purpose of any inspection is to clarify the condition of each chimney as to SAFETY, FUNCTION and CODE COMPLIANCE. A home inspector performs a Level I inspection but this does not ensure that all of the conditions of the chimney have been looked at. It is a brief inspection for Red Flags (see Red Flag Checklist at http://www.bostonbrick.com/tips.html) that if found would warrant further inspection by a professional. For example, most inspectors will not be able to tell you if the drafting ratios in the chimney are adequate. A thorough inspection by a chimney professional will bring you up to date on all of the conditions present in your chimney and what they mean in terms of dollars, workability and safety. Ideally you should also get a complete set of solutions, presented in a step by step format, along with how much it will cost to correct any problems found.
The seller could simply be attempting to improve the overall aesthetic appearance of their home by painting the fireplace. However, this usually indicates that the fireplace did not work well so the owner tried to hide this fact by painting over the soot stained bricks, plaster, stone or tile. In addition, the paint may not be a high temperature paint and when subjected to high temperatures it could release toxic fumes. Have the chimney inspected by a certified chimney inspector to make sure.
If an older home has a chimney that has never been used there could be something wrong with the chimney. Remember, back when the house was built the fireplace was usually the only source of heat. One that has never been used means that there is almost certainly something wrong with it. Have it checked out.
The Long Beach earthquake, estimated magnitude 6.25, occurred at 5:55 p.m., March 10, 1933. Engineered buildings and reinforced concrete buildings sustained little or no structural damage in the earthquake. Brick buildings with unreinforced masonry walls, including many of the school buildings in Long Beach and surrounding areas, failed catastrophically. If the earthquake had struck a few hours earlier, when school was in session, the loss of life would have been appalling. As it was, 120 people died in the quake largely from collapsed houses and small buildings or falling debris, including 5 children who died in failed gymnasia (ref: http://nisee.berkeley.edu/long_beach/long_beach.html). Chimney design changed after the Long Beach earthquake. Prior to 1939 most chimneys were not reinforced, had ash mortar and many were not lined. A single wythe ash mortar chimney can be a real safety hazard and must be carefully looked at. Today mortar consists of Portland Cement mixed with sand and water. It hardens to be very hard and has an excellent bond. Mortar before 1939 was made from sand, lime and ashes. Although it had compression strength it had a poor bond strength which is what is needed to hold the chimney together in an earthquake. Some homes have pre-fabricated chimneys. These should automatically be inspected.
2. There is the prefab which is manufactured at a factory and is installed as a unit. There are several kinds of prefab (pre-fabricated) which include the Isokern which can be made to look like a masonry chimney. 3. Then there is the hybrid chimney which has a masonry base, firebox and smoke chamber but it then transforms into a high temperature pipe with a steel stud frame. This last system is what the majority of repairs made in Los Angeles consist of.
A pre-fab chimney is a system pre-fabricated or manufactured at a factory some where. It typically has a metal fire box and a thin metal pipe. The pipe is kept cool by air rushing through the cooling cavity in the pipe. Simple mistakes made during prefab installations could be disastrous. If the pipe comes apart inside of the wood framed chase a fire is very likely. Most chimney fires are caused by prefab chimney systems. If the home you consider buying has a pre-fabricated chimney ensure you have it inspected.
Real bricks in the firebox usually mean you have a masonry system. The top of the chimney offers clues as well. If you can see a clay type square or oval pipe protruding out the top of the chimney stack you have a masonry fireplace and chimney system. If you can see a metal pipe with a metal cap that fits the pipe perfectly, protruding out the top, chances are you have some kind of a prefab. Look at the firebox. Does it have a metal box? If so you have a prefab. If it is all brick and mortar but with the metal pipe protruding out of the top you probably have a hybrid system. If a home inspector says that your chimney was in “A” condition should you go to the expense of having the chimney inspected? If the chimney has been used successfully and there are no Red Flags visible (see Red Flag Checklist at http://www.bostonbrick.com/tips.html) then a complete chimney inspection is probably a waste of money and time. However, if you want to be 100% sure, a complete inspection by a chimney professional is required. Is it possible that a home inspector may miss something that is seriously wrong with a chimney? As hard-working and conscientious as home inspectors may be, the answer is unfortunately yes. Almost all Home Inspection Contracts cover the fact that they are performing a visual inspection and that they do not guarantee they will discover every problem that may exist.
There are several possibilities. The number one cause is the roof/chimney intersection. If this is not properly flashed it will leak. Number 2 cause is no rain cap. Rain will come into the flue of the chimney and begin to saturate the inside of the chimney. If the geographic area you live in receives 3-inches of rain you will get 3-inches dumped into the chimney. If we get 15-inches over a 2 week period, as during the winter of 2004-2005, your chimney will probably leak. Saturation is another cause. During the winter of 2004-2005 many chimneys leaked that had adequate flashing and chimney caps. The bricks, being porous, and exposed to weeks of heavy rain, simply absorbed so much water the water by-passed the flashing and showed up in the house. Lastly there is “wicking”. Water saturating the soil around the base of the chimney will “wick” up through the porous masonry and show up inside the house. This condition is almost always caused by a poor drainage situation coupled with over irrigating or a downspout from the roof depositing a lot of water near the chimney. All water should drain away from the house, not only the chimney.
Sometimes you’ll notice a white-looking substance growing on a chimney where it got wet. This white powdery substance is called “Efflorescence”. The word comes to us from chemistry, and means loss of water from crystal. When a crystalline substance loses water a deposit is left and this process and the actual deposit is called efflorescence. It is harmless and is formed from a mineral which is basically a water soluble salt. It will wash away with special detergents and will stop appearing once the source of water is removed. When noticed, it is a good sign that the chimney should be inspected.
Home Inspectors, during their Level 1 Chimney Inspections, frequently notice items that require more on an inspection. Not to fault the Home Inspector, but a Level II inspection requires that a Certified Chimney Inspector be called in. That is why Real Estate Agents attempting to get answers on chimney safety, structural integrity and overall functionality commonly hear Home Inspectors state, “That is beyond the scope of our inspection” or “This needs to be referred to a chimney professional.” Hopefully, armed with the above information, you will know when it is time to call in the certified chimney inspection professional. Dave Laverdiere is the owner of Boston Brick & Stone located in Pasadena, CA. Dave can be reached at 626-296-7700 or you can find more information at www.bostonbrick.com.
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During a real estate transaction home inspectors are of course called in to provide a full report of the condition of the home.
1. There are the masonry chimneys which are made of brick, concrete and mortar.
Chimneys that leak can lead to future difficulties. What could cause a chimney to leak?
Some feel that the Home Inspector will be able to provide a full disclosure when it comes to chimneys. As hard working as Home Inspectors may be at their jobs, frustrations naturally arise when additional appointments are required when it is suggested that a specified professional be called in.
Serving the Los Angeles area.