To start 2007, we are working our way from the roof to the foundation. Under the roof is the attic and while the attic is mostly empty space, there are some very important components within that empty space that play a critical role in structural integrity. There are two key items that I think are important to know about the attic space. The first is ventilation and the second is framing. Let’s investigate ventilation during this issue of Beach to Bayou’s Inspection Question.

Besides helping to identify roof leaks, there are some important reasons for inspecting the attic space of a residence. One key reason is that no one ever goes there, so how can the homeowner ensure that there are no concerns?

True or False? Since attics are not living space, the area does not need to be ventilated.

FALSE – Attic ventilation is very important, and required by the building codes. We recently inspected an older home in Sandestin that had poor ventilation, AND the clothes dryer vent terminated within the attic space. The warm, moist air that was being deposited by the clothes dryer was creating a hazardous health condition, which included fungi growing out of the roof framing, as well as structural concerns, as the roof framing was actually spongy with rot.

The survey of the attic space is a key component during the home inspection, because Seller's seldom ventures into the restricted area, and cannot be certain of the condition of the area without having it inspected.

Kevin M Kramer of ResortQuest Real Estate