What
to know before you buy
Q: I am preparing to buy a preexisting home, and I’m considering
adobe construction. What should I look for in terms of damage?
How can I assess the damage, and how should this influence what
I do next?
A: A house is the biggest purchase of most people’s lives,
whether it’s a new custom home or an aging charmer. Knowing
what to look for as you search will help you avoid a house filled
with headaches and big repair price tags before resulting in years
of enjoyment.
The fact that some adobe homes were not built by professionals
increases the importance of carefully assessing a property before
purchasing it, says Dan Keough, president of Dan Keough Custom
Homes, Inc., in Corrales, New Mexico, a custom home design and
building company that also renovates and remodels adobe homes.
Water is the big issue, according to Keough. Water should drain
away from the house, and you should observe whether water drains
from other sources toward the structure. Also be aware that canales
can lead to erosion at the home’s footing, where water runs
off of the roof, he says. Look for water stains. Plumbing and
roofing leaks should be taken care of quickly, Keough says, and
sprinklers should be kept away from houses—particularly
those made of adobe. “With adobe it is so much more critical
that there are no water problems.”
Find out whether the adobe home you’re considering has
insulation because many do not, Keough says. He suggests knocking
on a wall. If the wall sounds solid and has no resonance, it probably
is not insulated. If the wall has a hollow sound, there is probably
insulation on the exterior of the house, which will make a big
difference on utility bills.
Look for cracking, which can be an indicator of foundation problems,
Keough says. He notes that you might see a place where the wall
cracks once and stops, but if the two sides of the crack do not
line up, it is a settling issue. A vertical crack in the adobe
could signal a more serious problem than a horizontal crack and
can be cause for hiring a specialist to look at the home, Keough
says. Because of the sheer weight involved, homes made of adobe
have more settling concerns, according to Keough.
Settling problems can arise with older homes, in general, especially
where there is high clay content in the soil. As the ground expands
and contracts, damage is caused as the house settles, explains
Steve Spensley, president of Spensley Construction Corp. and first
vice president of the Home Builders Association of Central New
Mexico. Spensley has experience with home inspections, and his
company does high-end remodeling work and builds custom homes.
Keough says you can have a soil sample taken near the house to
see if the soil has high clay content. If it does, he would suggest
passing on the home. Fixing severe home settling problems will
be costly, according to Spensley, and you should be aware of these
concerns upfront.
Meanwhile, these settling issues can also relate to drainage
problems. The grade might start out sloping away from the house,
Spensley says, but as the home settles, the grade could eventually
slope toward it.
For adobe houses in particular, the structure’s footing
is a serious consideration. The footing is the primary source
of contact between the house and the earth, according to Keough.
Adobe walls are much heavier than frame walls, so there must be
a wide enough footing to carry all of that weight. Make sure the
footing is made of concrete, not rocks or dirt, he adds.
“What the house sits on is very important,” Keough
says. If an adobe home has evidence of cracking and water, walk
away, he advises.
No matter what type of construction you’re looking for,
some considerations are consistent. Have a home inspection service
look at the house, recommends Spensley. If there are concerns
that the house has structural problems, hire a structural engineer.
“The structural engineer will determine the course of action,”
Spensley says. And if you have concerns about an adobe home even
after your inspection, hire an adobe builder to look at the house,
Keough says.
If you’re considering a home with a flat roof, learn whether
the roof has a positive slope, Keough advises. Older homes often
have roofs without any slope, which results in standing water
and over time can lead to expensive roof work or a roof replacement.
Be mindful of how water flows in relation to the house. The important
issue is getting the water away from the home, Spensley notes.
Downspouts and gutters help direct the water, but it needs somewhere
to go, he says. A French drain, which pipes water under the grade
and away from the home, is one solution, according to Spensley.
As you house hunt, find out if homes have aluminum wiring, which
can lead to electrical problems, Keough says. Also look for water
leaks. Be aware of water stains on the ceiling and patched or
covered areas, especially around plumbing. Also take note of dripping
water and a musty smell. Water stains could be an indicator of
an ongoing leak or poor construction, he warns.
“There’s not much out there we can’t fix,”
Keough says. However, you probably would rather spend $10,000
on a new bathroom or an updated kitchen than on fixing the footing
or roof on the house you just purchased. Clearly many possible
problems and opportunities for damage exist in homes that have
seen the wear and tear of years, and this is not an exhaustive
list. But with the right questions in mind and experts on call,
you will be on track to finding the right home for you without
buyer’s remorse.
Regional remodel
Q:We are in the process of remodeling our dining room and kitchen.
We want to put in a nicho in a corner of our dining room. Is
there a form already designed to place in the space we have for
the nicho, or does everyone start from scratch? Is there
a particular plaster that is better suited for this project?
—Lou and Valerie Lubitz, Albuquerque
A:Remodeling can change the look and feel of a house, and in
this case, it adds a dose of Southwestern style. Nichos, or recessed
wall niches used to display decorative items and religious objects,
can have a variety of shapes, including squares, rectangles, and,
commonly, arched tops, according to Rob Hughes, president of RMH
General Contractor Inc. in Albuquerque. The shape you choose should
be the one that best suits the style of your home, he says.
Michael Richards, president of Rich Built, Inc., in Edgewood,
New Mexico, and president of the Home Builders Association of
Central New Mexico, differentiates between placing a nicho in
the actual corner and placing it along a wall that meets in the
corner. He says he has never placed a nicho in the corner itself
because it is at a point that might affect the integrity of the
joint where the two walls meet.
Adding a nicho to a flat-surfaced wall, however, should not be
a problem, whether you cut and fill a recess within a wall surface
and frame and plaster it or insert a prefabricated unit, according
to Richards. “Installing a nicho between the existing stud
spacing is standard procedure,” Richards says. “If
your goal is to create a nicho width wider than what is available
between studs, then you will have to cut a stud and frame it in.
A bearing wall will require a more elaborate approach.”
Steven Moore, president of New West Construction, Inc., in Rio
Rancho, New Mexico, says he is aware of a company called E-Z Nichos
(e-znichos.com) in Los Lunas, New Mexico, that sells preformed
nichos for flat wall surfaces. Moore says to make sure there is
no electrical work in the wall where you plan to place the nicho.
With a preformed nicho, there is no need to use plaster, Moore
says, while if you build a nicho from scratch, you can plaster
over it with an interior plaster. Typical drywall mud is sufficient
for plastering, Richards notes, as long as the person doing the
plastering is skilled enough to tie into adjoining surfaces for
a smooth transition. Hughes says plaster is a nice option, but
finishing the drywall smooth, without texture, can be easier and
cost effective. “You also might consider a tile sill or
a recessed mini-can light in the top of the nicho for a handsome
accent,” Hughes adds.
As you hire remodeling contractors to work on your home, Richards
advises checking references to help you make an informed decision.
Predict your palette
Q: We just had our interior walls plastered. We really don’t
like the color. Is there any way to plaster over new smooth plaster?
No wax has been applied yet. What are our options for replastering
or changing the color? The color appears gray, and we wanted
a tan color.
—Kay Thurman, Belen, New Mexico
A: Avoiding surprises ranks high on people’s priority
lists when selecting aesthetics for the home. Although you can
correct the problem if you are faced with an unexpected plaster
color, it’s best to anticipate this concern upfront.
Mario Rodriguez, office manager for Duran Lath & Plaster,
Inc., in Santa Fe, suggests two options. You could have the plaster
removed and start over, or you could have a contractor rewire
over the new plaster, apply a gypsum base, then do a finish coat.
Tint this coat the color you want. Rodriguez notes that this process
will be at least as expensive as the original plaster job.
For next time, know that one way to get a sense of the finished
color is to have your contractor mix a sample for you. At Duran
Lath & Plaster, Rodriguez says they create a one-foot by one-foot
sample board. This will give you an idea of what the color will
look like on your walls.
You can also start by having a less conspicuous area of the house
plastered, such as a closet or another less prominent room, Rodriguez
says. If you don’t like the color, it will be a smaller
space to handle.
Finally, Rodriguez adds that the finished color of plaster sometimes
catches people off guard. The color appears much darker when it
is first applied—plaster lightens as it dries.
Repainting rescue
Q: We live in San Diego, California, and our house is made of
adobe. The adobe was painted when we bought the house. The paint
is peeling and cracking. Do you have a recommendation on repainting?
We were thinking of painting the adobe white. We are in the process
of restoring the adobe house, which was built in 1949.
—James Becker, San Diego, California
A: This question is more complex than it might seem, when you
consider that homes built in the 1940s could have lead-based paint.
Jim Estess of Ram Seal International, LLC, is an expert on the
repair, renovation, and building of rammed earth and adobe homes
and has experience working with older adobe homes in California.
According to Estess, if you want to repaint, you will have to
remove the old paint first. With a house built in 1949, he says
a lead test will be required by the local county health department.
Potentially any house painted prior to 1950 could have lead-based
paint, Estess says. He advises people who are considering purchasing
an older painted home to obtain a track record of the painting
done on the house and have a lead test performed. Call your local
health department for directions for the lead abatement program,
Estess says. (For information and regulations about lead-based
paint, visit the United States Environmental Protection Agency’s
website at epa.gov/lead.)
If the paint has lead, you will be required to hire a licensed
painting contractor to remove it, Estess says. In terms of cost,
he says this will be the majority of the painting project’s
expense.
After the old paint has been stripped, make any repairs to the
house before repainting it, Estess instructs. Your next step is
sealing the adobe house with a curing sealer. Estess’ company
sells a product called Ram Seal Cure & Prime, which is a breathable
acrylic sealer. He warns against PVC or PVA primers because they
will cause the paint to blister.
Once the house has been sealed, it can be painted. Estess says
an exterior acrylic or latex paint can be used, but again, avoid
paint with PVC or PVA. This is important because walls made of
earth must be able to breathe. He advises verifying with the paint
manufacturer that the product is a breathable paint.
An alternative to repainting an adobe home is using an earth
plaster. This might be an option even if the house contains lead
paint, Estess notes. If you are interested in exploring this option,
find out the local requirements and have a lead test. If the lead
content is marginal, you might be allowed to encapsulate the paint
with plaster, Estess says.
Because you are working with a house that could have lead paint,
according to Estess, your first steps will be learning about the
lead abatement program and applicable regulations.
Exterior design
Q: I want to put a Spanish clay tile roof on my home and was wondering
what are the most popular colors to go with such a roof?
—Roger Hamor, Tampa, Florida
A: The outside of your home has the ability to create a welcoming
first impression and sets the tone for the home’s interior.
When choosing colors, consider your favorites, says Sandy Schargel
of Sandy Schargel Interiors in Albuquerque. “If a color
makes you happy, that’s a good choice,” she says.
In warm climates, Schargel suggests using a light hue that won’t
retain heat. Exterior color schemes can be bold or subtle, but
think twice before choosing a color that is too eye-catching.
“Do something that’s exciting but not outlandish,”
Schargel says. If you are timid about using color on major portions
of your home, you can incorporate it in smaller areas such as
shutters, doors, and trim.
Once you have selected a color, Schargel recommends testing it
out before committing. You can do this by obtaining a small quantity
of paint and applying it to a three-foot by three-foot area. If
you don’t want to paint directly on the house, paint a poster
board. Test how the painted poster board looks against the house
in different areas and at different times of the day to gauge
how the color looks in various lights.
Beyond your color scheme, Schargel says to accessorize the outside
of your home. Place large urns filled with grasses or salt cedar
outside near the front door or add a painted or natural wood bench
adorned with pillows. Stepping stones can pick up on your house
or roof color, tying your home’s exterior style together.
“It’s making a presentation for the outside of your
home that’s an introduction to what the inside is like,”
Schargel says.
Expert contact info:
What to know before you buy: Dan Keough, president,
Dan Keough Custom Homes, Inc., Corrales, New Mexico, 505/898-5590,
nmcustomhomes@msn.com
Steve Spensley, president, Spensley Construction Corp., Albuquerque,
505/344-1321
Regional remodel: Rob Hughes, president, RMH
General Contractor Inc., Albuquerque, 505/620-1287, rmhgeneralcontractor.com
Michael Richards, president, Rich Built, Inc., Edgewood, New Mexico,
505/269-9262,
richbuilt.com
Steven Moore, president, New West Construction, Inc., Rio Rancho,
New Mexico, 505/891-2237, newwestconstruction.com
Predict your palette: Mario Rodriguez, office
manager, Duran Lath & Plaster, Inc., Santa Fe, 505/455-3474
Repainting rescue: Jim Estess, Ram Seal International,
LLC, Pine, Arizona, 928/476-5886, ramseal.com
Exterior design: Sandy Schargel, Sandy Schargel
Interiors, Albuquerque,
505/823-2339, schargelinteriors.com
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