Failed Auto Reverse on Garage door

At probably 90% of my inspections, I find and report a failed auto reverse feature on the home's garage doors.

What is auto reverse on a garage door?

A garage door auto reverse is pretty much what it sounds like. A system which forces the door to quickly reverse if it encounters an obstacle like your car, your cat, your dog, or your child. The Auto Reverse mechanism is a very important safety system, but mostly ignored.  Improperly operating automatic reversing mechanisms on garage door openers have caused many injuries and even deaths. The weight and pressure involved in closing a garage door can cause serious injury to someone in the path of the door, especially children.

There are two common safety features with a functional auto reverse system: (1) the opener motor and (2) infrared sensors

Important Safety Feature 1: Opener Motor

The first line of defense is the opener motor, which senses resistance and reverses direction if a certain level of resistance is achieved. If an excessive amount of pressure is required to cause the door opener to reverse, the reversing mechanism is considered “inoperative.”

Our inspectors use a 1 1/2″ block to test the auto-reverse – save your cat, test the door yourself!

Not every garage door opener has an automatic reversing mechanism. In 1982, ANSI created a voluntary industry standard (ANSI-UL 325-1982) which requires automatic reversing mechanisms on garage door openers sold in the US. Therefore, some pre-1982 garage door openers may have been manufactured with other safety features which may stop the door, but not cause it to reverse. Because most pre-1982 garage door openers do not comply with current safety standards, the Consumer Product Safety Commission (CPSC) recommends replacement with an opener that has an auto-reversing feature which meets current standards.

How to Test Your Automatic Reverse Mechanism

Our inspectors test the reversing mechanism with a 1 1/2″ block. We place the block on the floor under the door. If the door doesn’t reverse within two seconds after striking the block, the door requires too much force to reverse.

You can easily try this method to test your auto reverse. The CPSC recommends testing the garage door opener reversing mechanism every month. If the reversing mechanism fails, disconnect the door opener until the auto-reverse is repaired.

Green is good, red is not good.

Important Safety Feature 2: Infrared Sensors

The second line of defense is a set of infrared sensors which should be mounted 4″ to 6″ above the floor on each side of the garage door frame. If any object blocks the path of the infrared sensors, the garage door opener will not activate or will reverse if operating.

Garage doors may display a variety of symptoms if sensors need attention. In most cases, you can troubleshoot the system and correct the cause of problems. Before you begin, make sure the electrical cord from the opener is plugged in and the electrical circuit is active.

Fixing Auto Reverse

Very ugly safety issue – sensors installed to prevent their safety function.

Fixing an inoperative reversing mechanism varies greatly depending on the model and age of the door opener.

It may be as simple as a couple of twists with a screwdriver, or it may be serious enough to require replacement of the garage door opener. Check your owner’s manual to determine if there is information about adjusting the reversing mechanism.

If correcting the reversing mechanism is more complicated than a simple adjustment, this is not a case of DIY – contact a garage door service company to ensure your safety.

Roofing and Attic Ventilation

Although you probably don't give your roof ventilation much thought on a daily basis, it is crucial to many aspects of daily life in your home. The longevity of your roof system, your family's comfort and wellbeing, your potential future home repair costs, and how much you pay for heating and cooling can all benefit from having adequate attic ventilation.

Why Attic Ventilation is Important

To prevent extra heat and moisture from harming your property, make sure your attic has adequate ventilation. The heat from the sun hammering down on the roof can raise the temperature in the attic, which can warp the roof sheathing and cause the shingles to damage and age prematurely. It might be more difficult and costly to maintain a comfortable indoor climate in finished living areas if the attic floor is not evenly and sufficiently insulated. Warm air that has been heated in the living space below escapes into the attic in locations where winter temperatures drop below freezing, rising to the underside of the roof deck. The bottom layer of the snow accumulation on the rooftop starts to melt as the roof deck warms, which results in water trickling down the roof. Runoff turns back into ice once it reaches the frigid outer border. When this occurs regularly, an ice dam builds along the eaves, preventing additional runoff from escaping. When water is stuck somewhere, it may back up beneath the shingles.

How Attic Ventilation Works

In an unfinished attic, intake vents along the soffits and exhaust vents at the peak or roof ridge are typically required for effective ventilation. This enables the air to circulate continuously through the area. Through the soffit vents, cooler outside air is brought in, while the vents along the roof ridge allow warm, humid air that has migrated to the roof's highest point to escape.

The last line of protection against ice damming is a properly fitted self-adhered underlayment. This waterproofing compound forms a tight seal around nails and is tear-resistant. It aids in preventing water overflow from entering exterior walls or the attic, where it may otherwise soak up the insulation beneath the floor, destroy the drywall, or infiltrate inner walls.

Identifying the Symptoms of Poor Ventilation

Multiple issues that present in various ways can be brought on by an insufficient attic ventilation system.

Here are some things to be on the lookout for, both subtle and not so subtle:

• A sudden increase in your household's energy costs, which may occur if the attic insulation becomes moist and loses its efficiency.

• HVAC repairs will be required more frequently since machinery that is working harder may be more prone to malfunctions or even early failure.

• A discernible accumulation of ice along the edge of your roof throughout the winter

• The roofline and shingles of your home have a waved or rippled appearance because the decking underneath has warped due to moisture damage.

• Metal objects in the attic that have rust and corrosion, such as nail heads, electrical boxes, light fixtures, and HVAC system parts

• Any signs of condensation, water damage, frost, or stains on the roof sheathing of your attic, as well as any signs of degeneration and decay of the roof's structural supports

• An increase in your family's allergy or respiratory issues, which could be caused by the spores of mold growing in your attic spreading through the air you breathe indoors.

  Be sure to keep safety in mind if you decide to look for these indications in your attic or on your roof. Instead of ascending to the roof, walk around the outside of your house and use a pair of binoculars to look up from the ground level. Make sure the attic is well-lit, that you have a secure path to follow, and that you are wearing the right safety gear before you go up there.

How to Fix a Poorly Ventilated Attic

Building codes normally call for one square foot of net free-vent area (NFVA) per 300 square feet of space in an unfinished attic, so it's a good idea to get your attic checked by a licensed roofing contractor if you notice any of the above warning signals or have worries about them. If more is required, they can provide you advice on the best ways to increase ventilation and ensure its efficacy. To achieve this, they will consider a number of things, such as the weather where you live, the shape of your roof, how old your shingles are, the decking and other roof elements’ current condition, and ff your attic floor is properly sealed and insulated.

The following procedures to properly ventilate your attic may be advised if your roof is towards the end of its useful life, the decking is damaged, or other components are degraded: installing continuous soffit vents along the outer edge of the eaves, sealing the attic floor to make it airtight, and making sure there’s the recommended R-value of properly-installed insulation in place and without it blocking the soffit vents, allowing one to two inches of air space between the installed insulation and roof sheathing, adding a ridge vent, and insulating along the top plates to meet or exceed the R-value already in the walls.

Condensation on Double-Pane Windows

You’ve gotten your inspection report and your inspector has pointed out broken window panes or staining between the window panes. What does that mean exactly? Should I be concerned?

Let's first talk about the construction of your windows. Double-pane insulated glass (IG) windows are two hermetically sealed panes of glass that are separated by an aluminum or stainless steel spacer that contains silica beads. These silica beads act as desiccants and absorb moisture. Sealants like silicone or polyisobutylene are used to enclose the panes around this spacer. Some manufacturers combine the two sealants to form primary and secondary seals that help the sealed unit last longer.

When sunlight shines on a window, the air between the panes expands and the air pressure between them rises. As the window cools at night, the air pressure between the panes decreases. Pressure will build up on the seals if the air pressure between the panes is higher or lower than the ambient air pressure (air pressure outside the panes). Low pressure at night will attempt to draw air into this space while high pressure during the day will attempt to push air out from between the panes. Thermocycling or thermopumping are the terms used to describe this.

Seals must maintain any inert gas installed between the panes as well as withstand thermal cycling, UV radiation, moisture ingress, and thermal cycling. Seals will start to slowly leak and as the windows get older the leaks ultimately get bigger. A increasing amount of air will be drawn into the area between panes once leaks have formed. Once leaks have developed and grown, increasing amounts of air will be pulled into the space between panes. The silica desiccant beads will take in the moisture vapor that is carried by this air. This keeps the sides of the panes that are facing each other from condensing.

Over time, the silica beads will become saturated and will no longer be able to absorb moisture. When this happens, under direct sunlight, condensation will develop on the sides of the panes facing each other. Initially, this condensation will only be noticeable when the window is exposed to direct sunlight. Permanent stains will form on the glass as leaks worsen and moisture keeps getting in between the panes; these stains will be apparent even when the window is in the shade. The glass will eventually develop permanent etching over time.

How do I repair windows with failed seals?

While there are still companies that offer to repair failed seals by various means, I recommend a qualified contractor or window manufacturer to discuss options and costs for repair or replacement. With newer vinyl style windows, full replacement is more common.

Reasons You Need to Get a Home Inspection

An important part of the process is the home inspection where a professional makes sure everything in the house is functioning properly and identifies needed repairs. Here are a few reasons why you don’t want to skip over this step.

The home-buying process is long and arduous. You often spend months searching for the right home before you make an offer and once an offer is made and accepted, you must jump through several more hoops before the sale closes. An important part of the process is the home inspection where a professional makes sure everything in the house is functioning properly and identifies needed repairs.

The buyer pays the cost of a home inspection but can always wave the right to an inspection. That’s not a good idea. You should make a home inspection a mandatory part of the home-buying process.

You need unbiased documentation of the home’s condition. This goes for both the purchase of a pre-owned home as well as new construction. 

Unseen and Unpredicted Problems

You can fall in love with a home for various reasons. You might love the size of the home, the open floor plan, the home’s exterior, or the layout of the kitchen. While the home may look to be in excellent shape, the home’s aesthetics can hide real problems.

You need an inspector to inspect the attic and inch around in the crawl space. The inspector can discover real and expensive problems that are not always apparent when you view the home with a real estate agent.

More Options

When you and the seller reach an agreement on the home, you are under some legal obligation to finalize the sale. Once the home inspector completes a report, you can renegotiate with the seller. You might want to have certain items repaired, or you could seek to have the cost of the home reduced. If an agreement is not reached on the items in the report, you can back out of the deal. A recent survey by the National Association of Realtors found that 14% of sales are never finalized due to the home inspection, the third largest reason.

“It’s going to educate you about one of your greatest purchases.” You are also learning very practical information about the home like where the main water shutoff valve is located and where the main fuel shutoff is.”

Cost Efficient

Cost is not an inhibiting factor for a home inspection. An inspection on a condominium can be as little as $300 while the cost of a single-family home inspection ranges from $350 to $500.  In the end, the money is worth the investment. A quality home inspection can keep you from having to pay tens of thousands of dollars in repairs costs. “You will always benefit more than the cost of your home inspection.”

Structural Problems

The home inspector will look at the foundation and other structural elements of the house. If the house is not structurally sound, the inspection report will identify the problems. Structural problems can be major red flags when buying a house.

Leaks

A new roof can cost $10,000 or more to replace and is one of the more expensive maintenance costs of owning a home. The inspector will look at the roof and identify any existing problems or whether it is in proper working order.

Safety

An important part of the home inspection is to make sure the home is safe. The inspector will look at the electrical system and make sure it is in proper working order. You don’t want to live in a home with an unsafe electrical system. If you choose to get a radon test, you will understand if the radon levels in the house are at safe levels. Radon is an odorless gas that can cause lung disease.

Maintenance Costs

A home requires ongoing maintenance. Things wear out and break. When putting together a budget for buying a home, you need to include maintenance costs. The amount of money that you budget will depend on the home’s condition. A newer home is less likely to need maintenance than an older home.

Negotiation Leverage

You have a huge amount of leverage with an inspection report. You can ask the seller to fix the problems in the report, renegotiate the asking price or ask the seller to contribute more to the closing costs. You are in the driver’s seat if the inspection report shows major problems with the house.

Peace of Mind

An inspection report is no home warranty of any kind, but it helps you understand the condition of the home when the sale finalizes which can ultimately bring you peace of mind. All in all, you don’t want any major surprises shortly after moving into your new home.

With a performed Inspection and Report you have actual physical documentation that informs you of the condition of the home. This is true even on new construction.