Had a new house built 4 years ago. Ridge vents, soffit vents, gable vents, 8/12 pitch roof, Fan-Tech vent fans (we do use them) in the baths and laundry rm. During the first winter, and ever since, there have been beige damp spots forming in the ceilings at either end of the house. The spots, for the most part, track ceiling joists. Several of them are near recessed can fixtures.
The affected ceilings are in a bay bump-out (breakfast area) below the center of one gable and in the opposite end of the house (also gable-end) in a bedroom and above the tub/shower in the master bath. A walk-in closet between the latter two rooms appears unaffected. We re-roofed the bay in year 2 of occupancy, thinking the flashing was defective or roofers had nailed through it, but the spots continue to grow. House inspection found no evidence of leaks in the roof or of water coming in through the gable vents.
The house is prone to ice dams, but the eaves are wide and the ceilings on those sides of the house are unaffected.
The builder went bankrupt shortly after completion of the house, so we have had no opportunity for call-backs or warranty repairs. Would appreciate some advice re: possible culprits so we can fix this unsightly problem.
Thanks.
Replies
Besides the fact you say there is no apparent evidence, it seems that it is directly rlated to gable vents
That was my initial thought, too, but the building inspector said he found no sign of water infiltration around the vents.
Are the ceilings accessible? My first thought is the can lights are un-sealed and or un insulated. Next would be the gable vents and flashing.
Garett
Ceiling is accessible. The can-ceiling join is not sealed. There is insulation around the cans. Is there an insulated can, per se?Thanks.
There are sealed cans...but we build boxes of 1 1/2" EXP foam and put them over the cans from the attic and seal them down w/ foam(great stuff) it stops warm moist air from getting into the attic.If space is tighter you can use bubble foil and foil tape to make enclosures, seal them down and insulation over and around the foil.In both cases allow 2 or three inches of clearance to the can, they will get hot. Garett
Are the spots actually wet from above? Or could they be cold spots that attract and condense humidity from the room, which makes dust and candle soot stick to the cold spots?
Ice dams not a good sign.... means warm interior air is ending up in the attic and warming the roof which of course melts the snow, forming an ice dam(n). That's also your hard earned heating dollars going into the attic.
Need some major airsealing of the attic floor plane. Good chance you have bare minimum insulation up there too. Look into adding some cellulose insulation up there after doing the airsealing.
Quantum materiae materietur marmota monax si marmota monax materiam possit materiari?
The symptoms you report are typical of condensation which resuilts from inadequate vapour barriers and insulation normally, but you have said nothing about that aspect of your house.
Welcome to the
Taunton University of Knowledge FHB Campus at Breaktime.
where ...
Excellence is its own reward!