Attic Frost, Drooping crop ceiling, and FHA

[Mr. Lisle]

I am appraising a home for an FHA purchase and during the inspection I came across some issues I have never had to deal with, at least not on FHA loans.

The subject has a full walk-up floored attic, unfinished, floor insulated, not the roof, and came across quite a bit of frost on the inside of the roof, pretty much all throughout. Roof was covered in snow, so I couldn't see anything

The kitchen also has a drop ceiling that is drooping a bit. The basement has some ceiling tiles torn down, though as this is the basement, it isn't a big concern. The home is not is great condition, but nothing else too bad, I need to have the report "subject to" pealing paint being scraped, and painted, as it is about 75 years old.

I know the FHA says to have the report "subject to repairs" when it comes to attic problems, obviously, there is moisture, but in this case, I don't know what the issue is. It is pretty much the same with the drop ceiling, I suspect it might be a minor issue, but also don't want to make that determination.

 

[Mr Rex]

The frost on the underside of the sheathing is from inadequate attic ventilation. The warm moist air from the living area is leaking into the attic and forming condensation and freezing. Also may be caused or made worse by bath fans or dryer vents exhausting moist air into the attic space.

 

[Jim Onderisin]

What type of heating system does the house have?

 

[Noreen]

This is going to create a real structural/health hazard going forward if not corrected/cured. I personally would call for a Roofing Certification for underlayment condition and remedy. ( I am big on the pictures of what I'm talking about.. pictures don't lie, speak a thousand words).

 

[Deleted member 122624]

Frost doesn’t do much damage to roofs while it remains frost, but when it melts, it makes a big mess. When the frost melts, there is often enough water to saturate the insulation in the attic and leave stains all over the ceilings. This is the short-term problem with frost in attics. The long term problem is that this continual saturation of the roof decking can cause the plywood on the roof decking to delaminate; when this happens, it loses a lot of it’s strength and nails are much more prone to pulling out. The fix for delaminated roof decking is to replace it.

 

[mark hurlock]

I am appraising a home for an FHA purchase and during the inspection I came across some issues I have never had to deal with, at least not on FHA loans.

The subject has a full walk-up floored attic, unfinished, floor insulated, not the roof, and came across quite a bit of frost on the inside of the roof, pretty much all throughout. Roof was covered in snow, so I couldn't see anything

The kitchen also has a drop ceiling that is drooping a bit. The basement has some ceiling tiles torn down, though as this is the basement, it isn't a big concern. The home is not is great condition, but nothing else too bad, I need to have the report "subject to" pealing paint being scraped, and painted, as it is about 75 years old.

I know the FHA says to have the report "subject to repairs" when it comes to attic problems, obviously, there is moisture, but in this case, I don't know what the issue is. It is pretty much the same with the drop ceiling, I suspect it might be a minor issue, but also don't want to make that determination.

Did you happen to notice if the door leading to the attic was an exterior door or interior?

An interior grade door will allow moister from the heated space into the attic where it will condense on the roof sheathing and then freeze. An exterior door will have weather stripping to reduce this affect.

It could also be coming from bath vents into the attic space that don't vent to the outside.

Another cause could be ventilation blocked by insulation or no vents at all.

If it is a major concern it should be corrected.

 

[Mark K]

As cold as its been in the midwest this year, I'd be surprised to find any attic that didn't have some frost on the rafters or roof decking.

The roof vents are probably snow covered preventing any air flow and with the extreme cold this year, any moisture that moves from the living space to the attic will turn to frost almost instantly.

I have a 2,600 s.f. one-story with 6/12 pitch roof. I've also put in 16" of attic insulation and twice as many roof vents as required. With the amount of snow and the extreme cold, I saw frost in my attic on some rafters and decking the other day when I looked up there. No way to prevent it since nearly all my vents are currently snow covered. It will pass.

I think it a pretty common occurrence this year, worse than most years due to the bitter cold and amount of snow. Not saying your subject doesn't have some other issue but conditions are perfect for attic frost.

 

[Terrel L. Shields]

I think I would want to call for an inspection by an experienced roofer with that kind of experience.

 

[Mr. Lisle]

What type of heating system does the house have?

\
Radiators, no CAC.

 

[Mr. Lisle]

Yes, instinct tells me it is a ventilation issue, but with all the other unknowns with the roof concern me a bit. I also want to be sure I don't want to take on the liability if I am wrong. I think, to be safe, I will call for an inspection. After all, this has to have been ongoing for a while, I don't know what damage may have been caused by ongoing moisture.