C17-Sunday News, September 7, 1980

Blistering or peeling paint
on the exterior of a house
can mean poor quality or
improperly applied paint.

But it can also be a
warning of passible “con-
cealed condensation,”
according to a new Canada
Mortgage and Housing Cor-
poration publication. [If it is,
and the problem 1s not
remedied quickly, it could
result in costly long-term
damage to the wall.

“Concealed condensation
should not be confused with
surface condensation that
forms on cold water pipes or
as frost on windows and door
handles during the winter
months,” says Gordon Walt.
CMHC’'s Manager, Engine-

ering and Inspections. “Most
dwellings experience that
kind of condensation and it
is easy to control merely by
opening windows and doors
penodically to permit venti-
lation or by reducing the
level of humidity inside of
the house.”

Concealed condensation
develops when the moist air
in the house is able to find its
way to the inside of the
exterior walls. This is
commonly referred to as air
leakage. The moisture laden
air condenses on the colder
parts of the wall. If the
moisture cannot escape it
settles on the wood framing
members where it can cause
rotting to occur.

RARY

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Newly listed 2 BR home in great condition
Featuring F/P, Workshop & @ back yard that
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VANCOUVER EAST

The same thing can
happen in the attic if venti-
lation is insufficient to
remove the moisture from
the warm air rising from the
rooms below. Flat or shed
roofs are particularly vul-
nerable because there may
be no open space at all for
air circulation. When the
moist air hits the underside
of the roof sheathing it con-
denses and stays in the roof

assembly.
Walt knows of a few cases
where the interior wall

framing has virtually disinte-
grated because of concealed
condensation in houses just
five years old. “At that stage,
he says, “there is no alter-
Native but to rebuild the

entire wall section affected.
And that is an expensive
proposition.”

He claims that in the
majority of cases, concealed
condensation is the result of
a hole — perhaps even as
small as a _- match-stick
puncture — in the house’s
vapour barmier.

Most homes built before
1950 had no insulation in-
stalled in the walls. There
was no vapour barrier either.
If there was air leakage, the
moisture might condense as
ice on the exterior
sheathing. However, this
moisture would evaporate
during the spring months,
leaving a dry wall.
Generally, rotting of the

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Guarding against hidden house condens

wood was not
problem.

In contrast, the newer
house is almost a “sealed
envelope,” mainly because
of the installation of the
vapour barrier which is
intended to prevent moisture
getting into the exterior wall
cavity and the roof space
where it can cause trouble.

The barrier does the job
very effectively if it is care-
fully installed. “But if it is
punctured,” Walt warns,
“the moist air will force itself
through to the inner-wall at
that point. The accumula-
tion of water can be conside-
rable. Sometimes, it will run
out under the baseboard and
anto the floor, appearing as

a serious

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OPEN SUN. 2-4:30
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TER

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JACQUELINE

a leak from the outside.
Actually, it: might only be

the melting of the ice that

accumulated during ihe
heating season.”

The new CMHC
publication, entitled

“Condensation in the Home
— where, Why and What to
Do About It,” has advice for
overcoming both types of
condensation problems in
existing dwellings as well as
some techniques to help
avoid the threat of con-
cealed condensation in new
construction.

It is available,
charge,
offices.

free of
from all CMHC

LACE

i

}

Early possession to 6 year old super, one owner
home. W.W carpet thruout. 2 full baths plus §
Roughed in bath in lower tevel. Gracious fiving §
rm, Squamish rock firep'l Lge. Lt shaped dining |
rm. with sundeck off, over-looking tovely tand-
scaped 64 x 120 Ft garden. Lge. applianced }
kitchen with breakfast rm Roughed in rec. rm. ¥
with 2nd AI. firep'| Space for 4th bedrm. Dbi.
carpon. $139,500 MLS View with CARL

f

$200's CARL

oopnC

country

om OC A Pricedin .
ADANAC 987-0417, | me