Carl Brahe
The majority of the homes I inspect have caulking problems inside and out. Many have missing caulk that allows water from bathrooms and kitchens to destroy building materials and create unhealthy environments that promote bacterial and fungal growth and provide inviting conditions for larger pests like insects, rodents, birds and reptiles. Missing caulk on exterior trim allows weather action to create these same conditions in the exterior walls.
I live in a typical cedar sided, mountain home. The first time the siding was power washed water poured out of interior outlets. My neighbor noticed that the wind made his west wall move. Leaning against it made it move even more. Both conditions were caused by lack caulking that seems almost universal in cedar sided homes. My neighbor’s home is older and has had more time for water to penetrate and cause wood rot combined with the action of the water freezing inside the wall and expanding to push structure apart. Nail pops, where nails appear to be only partially driven in, are a symptom of this.
In homes where caulk is properly installed settling or movement of expansive soil may cause breaks in this vital protection. Good quality caulk can last many decades if it’s properly installed and not disturbed by natural or human forces. In most cases in the Denver metro area the action of expanding and contracting soil changing with moisture content makes it necessary to replace caulk more frequently.
Typical exterior places that need to be caulked, or caulk replacement are:
- · Window frames.
- · Door frames.
- · Trim.
- · Penetrations like pipes, vent ducts and wires.
- · Cracks in siding or foundation.
- · Junctions between concrete and building structure like concrete porches where the meet the foundation to prevent freeze/thaw damage
These are some of the places that need caulking on the exterior of your house. Caulking should be checked annually and replaced immediately when shrunken, broken or otherwise allowing moisture to penetrate:
