Ceiling Water Staining & Drywall Sag Concerns

[Mike Hsiao]

I just finished up a home inspection on a 4-plex in San Diego.  There were a number of broken window seals and improper flashing installed on a lot of the windows, as well as a couple of the 2 story decks.  The improper flashing on the decks seems to be causing some of the ceiling stains running across the first story ceiling/walls where the deck attaches to the house.

There also looks to be a possible past dishwasher that leaked from upstairs, but all the appliances have now been removed from the property.

It's been raining a lot here in San Diego, much more than usual, and the property has been vacant I know for at least 1 year.  I know the property has likely been neglected for at least 2 years before that as well. I hear the past owner used to take care of the property, until he got hooked on drugs.

There were a few areas noted on some of the ceilings of water staining and dry wall sag...mainly in the first floor units. There were other areas that looked like they were recently painted on the ceiling. I have to assume to try and hide some water stains.

Without being able to see behind the walls, my mind starts to think of potential wood rot, fungus, and mold growing.  Although the inspector did not notice any mold in view, I'm worried about what's behind the walls/ceilings.

I plan to have my GC walk the unit next week. 

QUESTIONS:

1. Since I can't rip down the walls, what are somethings I can possibly do to burn down risk of discovering a major disaster on my hands if I decide to move forward with this property?

2. Is there anything specific I should ask my GC, other than pointing out the areas?

The property is looking less appealing, but I really like the location. I want to get an idea if my concerns are warranted, or if I'm making a bigger issue than it really is.

[Account Closed]

Quote from @Mike Hsiao:

I just finished up a home inspection on a 4-plex in San Diego.  There were a number of broken window seals and improper flashing installed on a lot of the windows, as well as a couple of the 2 story decks.  The improper flashing on the decks seems to be causing some of the ceiling stains running across the first story ceiling/walls where the deck attaches to the house.

There also looks to be a possible past dishwasher that leaked from upstairs, but all the appliances have now been removed from the property.

It's been raining a lot here in San Diego, much more than usual, and the property has been vacant I know for at least 1 year.  I know the property has likely been neglected for at least 2 years before that as well. I hear the past owner used to take care of the property, until he got hooked on drugs.

There were a few areas noted on some of the ceilings of water staining and dry wall sag...mainly in the first floor units. There were other areas that looked like they were recently painted on the ceiling. I have to assume to try and hide some water stains.

Without being able to see behind the walls, my mind starts to think of potential wood rot, fungus, and mold growing.  Although the inspector did not notice any mold in view, I'm worried about what's behind the walls/ceilings.

I plan to have my GC walk the unit next week. 

QUESTIONS:

1. Since I can't rip down the walls, what are somethings I can possibly do to burn down risk of discovering a major disaster on my hands if I decide to move forward with this property?

2. Is there anything specific I should ask my GC, other than pointing out the areas?

The property is looking less appealing, but I really like the location. I want to get an idea if my concerns are warranted, or if I'm making a bigger issue than it really is.

I bought a lot of properties in Seattle . . . where it rains . . . occasionally ;-)

I bought preforeclosures. The first thing I would always do is replace the roof. Just had to assume it needed it. So, climb into the attic and look for stains in the plywood above your head. Also, if you see daylight through a seam that’s a problem too.

Then you want to look at bathroom sinks & toilet, kitchen sinks and laundry room valves. If valves are rusty next to the wall, there is probably a problem behind the walls. Mold has a distinctive smell. Take a screw driver and poke around where you think the sheetrock may be soft, especially next to the tub and various valves. Don’t force a hole, but if the screw driver goes into the wall easily you have a problem.

Water will wick up a wall if it’s sheet rock. If you open a wall in a bathroom, expect problems. Sometimes they are easy to fix, other times it’s a major endeavor. You can’t know until you see.

Sometimes people put a nail or screw into the wall and hit a pipe, causing a slow leak. Or, a pipe joint can fail over time.

Pro tip: I cut a 12 inch by 12 inch hole with a sheetrock handsaw in the bedroom directly behind the tub. It’s easier to see what is going on in the bathroom wall and easier to fix than ripping the bathroom apart. Sometimes I'm happily surprised there is no water damage.

Keep in mind that people on drugs are so spaced out they don’t realize they forgot to turn off the faucet or the toilet is stuck and overflowing.

And if you suspect a major problem occurred, contact the insurance company to find out is claim has been filed for damages.

Your GC may have a water sensor, if not, he should pick one up.