Failing composite or hardboard siding

[Tim Sheffield]

Received the inspection report today for the home I am looking to buy. I asked the inspector about the damage, shown in the attached image- sorry it is sideways, to the composite siding. This is a 2 story wall with swelling at various points well above anything that a sprinkler would hit. His report only included the second attached image of the lowest course of siding, and comment as to "Needs Attention" and the insinuation that the damage is caused by sprinklers directed at the home.

I have yet to sign and return the inspection agreement and have a couple more days until needing to remove contingencies.

Any advice? The home is located in an inland Los Angeles suburb. The second story, and presumably all siding, was built in 2003.

[Jerry Peck]

Before buying ... consider the fix ... replacement of the siding.

Personally, I think "Needs Attention" is a bit weak ... maybe something like ...

Needs Attention Now :)

[Billy Stephens]

Received the inspection report today for the home I am looking to buy. I asked the inspector about the damage, shown in the attached image- sorry it is sideways, to the composite siding. This is a 2 story wall with swelling at various points well above anything that a sprinkler would hit. His report only included the second attached image of the lowest course of siding, and comment as to "Needs Attention" and the insinuation that the damage is caused by sprinklers directed at the home.

I have yet to sign and return the inspection agreement and have a couple more days until needing to remove contingencies.

Any advice? The home is located in an inland Los Angeles suburb. The second story, and presumably all siding, was built in 2003.
.
Pay the Inspector,
Sign and Return the Inspection Agreement.
* call the Inspector After you've done so.
.

[Matt Fellman]

I have yet to sign and return the inspection agreement

Wow.... in my state I stand to lose a quick $5K for delivering a report w/o a signed agreement.

As for the siding, I can't see much from the pictures. I agree he maybe could have been more descriptive but, in the end, you got the info.

[Joseph Hagarty]

Received the inspection report today for the home I am looking to buy. .....
comment as to "Needs Attention" and the insinuation that the damage is caused by sprinklers directed at the home.

I have yet to sign and return the inspection agreement and have a couple more days until needing to remove contingencies.

Any advice? The home is located in an inland Los Angeles suburb. The second story, and presumably all siding, was built in 2003.



siding material is not identified within the report and is not clear as to manufacturer from pictures only.

water damaged areas indicate a fibreboard.

you will need further review by a siding contractor to determine the specific type of siding and deficiency present for your geographic area.

[Garry Sorrells]

Tim,
As far as the inspection and report goes, the report may not be the best worded document in the world but it directed your attention to problems and issues with the property. When anyone expresses an opinion as to a cause of something it is just that an opinion unless it is stated as fact. The report section that you post may have been been better if there had been double spacing between the brick pealing and the statement about the sprinklers. I do not read the report as the problems are the result of the water sprinklers just that the sprinklers should be redirected and are a potential problem with water directed onto a house.

The siding damage would appear to be caused by water infiltration.

Your pict of the the siding shows points of damage in the siding. The vertical line of the damaged edges of the siding appears to co-inside with the valley above that vertical line.

Advice is to get a competent contractor to determine the options and costs involved in correction of causes and the cost of repairs.

[James Bohac]

Tim, as others have said. The siding needs to be replaced. This is a very common problem with this type of siding, usually cased by lack of maintenance such as caulking seams and painting. Moisture penetrates the seams or splashes up from the ground and gets absorbed by the siding. People forget to paint the bottom edge of the siding near the ground!

[H.G. Watson, Sr.]

The siding is in close proximity to the finished grade and vegetation apparently in the photographs from the report.

Unknown type of composite or manufactured siding.

The siding has apparently been recently repainted, presumably sprayed. History regarding use of power washer type of equipment upon home or painting/sealing when there is moisture behind siding can be problematic.

This can pose a problem with both moisture infiltration and promotes insect intrusion.

I do not see a drip edge or flashing at the base, note also swelling at the cut edges where abutting (not captured) trim inside corner, flashing, priming/sealing of cut ends, trim, transitions to other materials, unknown.

Unknown if drainage plane from behind or splash back from overhang and ground level is negatively effected, presume so with proximity so close to finished grade level.

[Tim Sheffield]

Thanks all for taking the time to reply.

I have paid and signed off on the inspection, not putting this issue on the inspector. I understand the role of the inspection and with a 3000 SF house, I feel the inspection was thorough and useful. It just seemed like this failing siding would have been more prominent in the report. At least it was mentioned and it is something we know before buying.

Now I am working with a contractor to determine the cost of repair, which in this case seems like replacement is the only option.

Problem is we really like the house and believe the seller has reached their limit on price before short sale (they bought in 2006.) So I am trying to see if this one wall of siding showing signs of failure can limp along until we save for total residing of the house.

[Stuart Brooks]

Question: What does the term, "Requires Attention" supposed to mean? It comes from someone using the canned phrase in reporting software no doubt. Who cares if it needs attention. Does it require repair or replacement - or not. Dumb phrase by itself.

[Garry Sorrells]

Stuart,
In agreement, "Needs Attention" is not definitive. It may be that the inspector just did not know what should be done and did not want to paint themselves into a corner.

[Darrel Hood]

To address the question in post #9, replacement can be delayed for quite a while. Judicious use of paint and caulk can probably almost halt the progress of damage so that replacement can be delayed for years. However, the siding must be completely dry when the temporary repairs are done.

[Kristi Silber]

I agree with Darrel, as long as you can determine that the damage is all to the visible bits...however, that may not be the case. It's not an impressive installation job if the ends abutting the trim aren't even caulked. In the first photo it looks like a couple of the worst spots are at seams. And it's hard to be sure, but I'm seeing minor but quite extensive swelling along the lower edge of of the planks. You should check to make sure that the bottom edge is properly sealed - spray painting can easily miss this. You might also try feeling up under the bottom course of siding to see if you can feel the sheathing and whether there's any sign of moisture or rot. Primitive and limited in scope, but there isn't a whole lot you can do to check these things without taking siding off. Well, as far as I know, anyway - that's a better one for an HI to address.

EDIT: looking at the date of the OP, I bet this HO is long gone anyway!

[Tim Sheffield]

Thanks again for all the posts.

I am in the house now. Warm dry weather for some time, looking to track down some Parker Paint's Flex Bind, caulk and paint, and do some maintenance.

I am guessing that I should never try to sand this type of siding?

[Darrel Hood]

I wouldn't sand it.

[Brandon Whitmore]

Consider replacing the affected portions of siding with a smooth faced fiber cement product.