Fireplaces

     Ah, the hearth.  Picture yourself in front of a blazing fire on a snowy winter night, safe and warm, snuggled up with a nice book, relaxed, without a care in the world.

     And so you should.  When we light a fire in a fireplace, we expect it to remain, well, IN the fireplace.  Chimney fires and other disastrous consequences of poor fireplace maintenance can cost tens of thousands of dollars, the loss of a home, or worse, the loss of life.

     So what do you as a homebuyer need to know about a fireplace when you are looking for a new home?  Most people want to know if the fireplace is gas or wood, and if gas, can it be converted to wood (and vice versa).  A couple of inspections lately have shown a general misunderstanding of assumptions, so I want to address a few issues.

     First, a fireplace designed to burn wood can be converted to gas.  Usually this is done with a full set of gas logs, and the fireplace no longer continues to burn wood.  This conversion should be done by a professional (often a plumber) and is usually not a problem.  A variation on this theme is the wood fireplace with a gas "starter".  Again, this is usually not a problem, although if not done properly difficulties and hazards can arise from have an extremely hot wood fire in contact with a gas line.  You get the picture.

     The most common question we get, however, is with newer homes that have gas insert fireplaces (with a flue), when people want to know if the fireplace can be converted to burning wood.  I defer to fireplace experts and chimney sweeps for answers to specific fireplaces, but in general here are a few guidelines:
    - if the damper is 6", the fireplace was designed for gas-only
    - if the damper is 8" or more, the fireplace MAY be able to accommodate either wood or gas
    - check with the specs for that particular model

     A very common defect we find in home inspections in Louisville is cracks in the firebox, either in the mortar or in the brick itself.  The cracks are often the result of moisture that has penetrated from the top of the chimney (usually the wash is cracked, or the flue lacks a rain cap), and those issues also need to be addressed.  However, the cracks can have serious consequences if not corrected. 

     Similarly, we often find chimneys that have never been cleaned and have thick layers of creosote buildup.  This residue can actually ignite, causing a chimney fire that can quickly get out of control, so on every home inspection we recommend any existing chimneys (for wood fireplaces) be professionally cleaned (to take care of the creosote) and THEN inspected by a chimney sweep (since only after a cleaning will smaller fissures and defects be visible.

     So there you have it.  Now you can enjoy the fireplace with complete peace of mind!

Old Houses- lath and plaster

This week we'll take a brief look at lath and plaster walls and ceilings.  These are typically found in older homes, whereas in newer homes the walls are covered with drywall.  Most people are familiar with drywall- it comes in sheets (sometimes referred to as sheetrock), and it is nailed or screwed to the wood studs on the interior of the home.  The seams are then taped and "mudded" (plastered) to produce a smooth, seamless wall.  OK- that's the modern construction method.  What about that older home you're interested in buying?

The old technique is called "lath and plaster", and you've probably seen the backside of walls in older homes and have some idea of the technique.  The walls have wood studs (vertical), and then have thin wood strips (lath) going horizontally.  These wood slats have gaps between them, and when the initial, or key, coat of plaster is applied, it smooshes in to fill the gaps (see video).  Once this sets, it forms a key that anchors the coat of plaster to the wall, and then a finishing coat of plaster is applied.

What you need to know about lath and plaster walls is that they tend to develop cracks over time.  These are age-related and can be exacerbated by high heat, excessive moisture, and other factors.  Cracking of the exterior coat is usually not a cause for concern since it is most often cosmetic.  The trouble comes in when the key coat begins to break down.  You'll usually notice problems on ceilings first, since gravity is trying to pull the key coat down.  Repair of the key coat is obviously a bit more involved and more expensive, but several companies in Louisville perform that service and can get your walls back to looking like new.

One thing to keep in mind:  older homes require a different type of care from what a newer home requires.  When you buy an older home, perhaps in the Highlands or Germantown, go in with the understanding that part of your ownership experience is really bound up in stewardship.  As with owning a classic automobile, owning an older home provides a certain level of pride and satisfaction that you are in effect carrying the torch for awhile.  Stay on top of maintenance, and when things require repair, go with a professional.  It will cost more money in the short term but will likely save you money in the long run, and oh, what a difference in enjoyment of your home.

Contact us at HomeTeam (www.HTLouisville.com) if you need an inspection of an older home, or if you just want to talk about old houses.