August 16, 2010
Dear Ken: I have a main floor washer and dryer set-up. I get this awful smell when the washing machine runs. Any ideas? Tom
Look under both machines with a strong flashlight; I bet you'll see a floor drain. When the washer dumps into the plumbing system, it pushes air out of the way, and that's what produces the sewer gas smell you complain of. There is a trap in the drain piping, but any water in there evaporates quickly in our dry climate. Dump a couple pint bottles of mineral oil down the hole. It will stay put and seal the trap to hold the stench at bay.
I like the idea of installing a drip pan under the washer connected to the drain to collect spills and leaks. Another good idea for folks who have a washer/dryer on one of the upper floors is an automatic shut off system. When its sensor detects moisture, it shuts off the hot and cold supplies. Google Flood Stop or thewateralarm.com for some examples. Finally, make sure the washer is connected with stainless steel, braided, reinforced hoses.
Dear Ken: My friend had a home inspection, and now he's finding all sorts of problems. The previous guy did lots of electric and other work without a permit or any knowledge. What can we expect from the inspector, if anything? Jack
The contract between the two of them would control. It may say, for example, that hidden or non-obvious defects or those that weren't disclosed by the seller would not be covered. In addition, most inspectors limit their liability to two or three times the fee they got in the first place. Of course, in egregious circumstances, a court could set aside these provisions, but going to court should be the last resort, because it's so costly and takes so long.
Your friend could get the real estate agents together to see if there's any way to get the seller to make good on his shoddy work. Also, another home inspector could "break the tie"-that is, determine if these defects were obvious all along. This episode illustrates why it's important to pick an experienced home inspector based on their track record and NOT the fee. If your friend chose someone with minimal experience to save a few bucks, I'm sure he wishes he could do it over again.
Dear Ken: My folks have a manufactured home. They have been noticing mold in the toilets and around some of their windows. My dad dumped bleach in the well and it didn't stop the build up. Can you help them? C.C.
First, "shocking" a well with disinfectant should be left up to the experts, like the well drilling company that put it in. It's tricky and can have long-lasting effects on the well if not done right. A mold ring inside toilet bowls this time of year is normal. These warmer temperatures encourage the growth of bacteria that can collect around the water line. Simply keep them scrubbed out with a brush and a mild bathroom cleaner.
The mold around the windows is more worrisome. They may be over-humidifying the inside living space. It's vital to run the bathroom and kitchen fans when needed. Also, they may not be providing enough ventilation into the structure-or moving the air around sufficiently. Turn the furnace fan to the "always on" setting and open windows and doors often. Of course, air conditioning-whether central or window-type-can remove gobs of humidity.
Finally, in a manufactured home, there is always a concern about conditions underneath. The dirt may be wet from rains and poor drainage. If there's not enough ventilation down there, that moisture can sneak into the house proper and collect on the outside walls to produce mold and mildew. Have someone crawl under the house to take a look as soon as possible.
