Author: Cold weather does not just bring down the temperature of your home, but also creates ideal conditions for hidden moisture problems. Warm indoor air meets cold surfaces, and condensation forms, but water vapor gets trapped inside and quietly feeds mold, rot, and structural damage.
Most landlords do not notice this type of damage until it is very expensive to fix. Fortunately, this article will provide tips on how to moisture-proof your property, starting from the areas most people fail to look first.
Why is Moisture a Bigger Problem During Cold Weather?
Cold air can’t retain moisture; however, when you heat your home (your heating system releases moist, humid air), that hot, humid air comes into contact with cold surfaces such as glass on an unheated window or a poorly insulated wall surface and turns into liquid water.
In addition, windows are sealed when they are closed, which traps humidity from showering, cooking, and even breathing. This causes repeated wetness.
Common areas where wetness may occur:
- Windows & Exterior Doors
- Attics and Roof Sheathing
- Exterior Walls that have Poor Insulation
- Basements and Crawl Spaces
Freeze-thaw cycles will continue to drive the water through small holes in the foundation until the holes become larger. Eventually, the outcome is hidden mold, rotting framing, and insulation that has stopped functioning. You need to treat this moisture problem to keep your home smelling fresh; otherwise, it can cause unhealthy odors and even structural problems over time.
Things to Inspect Before Temperatures Drop
Having a winter checklist lets you know where to look and catch the small problems before the cold escalates them to expensive issues. Here are three main areas with the most vulnerability to moisture:
1. Check Windows and Doors
Walk around the outside of all your exterior doors and windows to check the caulk (the sealant that seals joints) for cracks, the weatherstripping (the strip of rubber or vinyl) for brittleness, and the space at all joints where the frame meets the siding. If there is even a tiny crack or gap, then the warmth will leave, and the cold air will condense.
Landlords often make a critical error by neglecting to caulk windows that tenants never use. Regardless of how much you have to spend on sealing these windows, do it. Use this rule when recaulking: wait until the temperature stays below 50 degrees Fahrenheit, as silicone will not cure when it is extremely cold.
2. Examine Roof and Attic
Inspect your shingles, flashing, and attic insulation. Missing shingles allow water to enter, while poor attic ventilation can create condensation from the bottom. Look for darker areas of staining on roof sheathing, as these are indicative of trapped moisture.
To accomplish this in practical terms, you should be able to get attic air temperatures to approximate those outside during the winter months. If needed, add soffit and ridge vents to help facilitate that. Failing to address this could result in mold growth and rotted decking, weakening the whole roofing system.
3. Inspect Exterior Walls & Foundation
Walk around the exterior walls and foundation of your building, looking for fine hairline cracks, spalled brick, or gaps at utility penetration points. When water freezes, it expands, causing the tiny crack to turn into a much bigger one. An attentive Northern Virginia property manager will conduct seasonal walkthroughs to inspect roof seals and basement foundations.
Small vertical cracks can be filled with masonry sealants. However, horizontal or stair-step cracks in your foundation may indicate some type of structural movement and should be inspected by a professional prior to winter, before things get worse.
Warning Signs Your Home Has a Moisture Problem
Moisture issues can be “hidden” from the tenant until there has been costly damage done. If you know what to watch for, then you will be able to take action prior to having extensive mold growth or rot of the frame.
Below are five indicators (red flags) that require further investigation.
1. Persistent Musty Odors
If there is a constant dampness/earthy odor that persists even after you clean, it likely indicates that water is sitting somewhere. This smell has been referred to as a “basement” smell by tenants.
While air fresheners can temporarily mask this issue, follow the scent to its origin (behind the baseboard, underneath a sink, etc.). Mold growth in rental properties typically occurs when high humidity levels are present. By the time you detect this musty odor, mold spores have already taken up residence.
2. Visible Mold or Mildew
It is important for tenants to understand that mold is common in rental homes when humidity is present. Black, green, or white spots in the form of a “spot” are common signs of active water. Take a closer look at areas with a lot of moisture, such as the bathroom, kitchen, and exterior walls that receive cold air. Also consider whether your tenant has reported seeing any mold.
Don’t automatically think it’s because your tenant didn’t clean. Poor ventilation combined with high indoor humidity usually causes mold. Mold can cause breathing problems, particularly with asthmatic tenants, and could be considered an area of potential litigation.
3. Peeling Paint or Warped Surfaces
Paint bubbles and peels occur as moisture seeps through the back of the wall from behind. Your wood trim can also bulge, causing laminate flooring to buckle or cup. Neither condition is likely to return to its original form. Identify if the issue is limited to one area versus many areas in your home.
One bathroom cabinet could indicate that you have a leak in your plumbing system. Baseboard warping occurring over several exterior walls indicates either excessive humidity/condensation or water entering the walls. In either case, you will need to locate the source of the moisture prior to painting.
4. Condensation Between Window Panes
Fogging within the space between two panes of glass is indicative of a failed seal. The failed seal compromises the insulating capability of the windows, trapping moisture between the panes where it cannot be wiped clean. Failed seals allow for continued heat loss and persistent condensation.
The continuing condensation will eventually cause damage to any surrounding woodwork and diminish the overall energy efficiency of the window(s). Typically, you will need to replace the entire glass unit (not simply replace the frame), which requires a professional service person to perform.
5. Recurring Condensation on Walls and Ceilings
Normal window condensation occurs on cold morning windows. Continuous condensation on walls and/or ceilings is not normal and indicates inadequate insulation and/or ventilation, allowing warm/humid indoor air to meet a cool surface.
Water droplets accumulate on surfaces, creating ideal conditions for mold growth within drywall and cavity walls. If tenants continually wipe down walls with no success, contact a qualified professional to inspect and assess your building’s insulation and airflow.
Conclusion
Moisture is a silent enemy. However, it will give you some hints as to its presence in a property. Those who can identify and correct the issues early on are typically those landlords who have inspected their properties prior to winter and responded promptly to concerns raised by their tenants.
While sealing gaps around windows and doors, inspecting the attic for leaks or other damage, and monitoring humidity levels may cost little money when compared to repairing structural damage due to rot or mold, these activities should be an integral part of your fall maintenance program.
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