• Home Sense Discussion Archive • Home Sense Column Archive • Home & Garden Section • Garden & Patio Section • Talk: Home message boards • Live Online Transcripts • Subscribe to washingtonpost.com e-mail newsletters • mywashingtonpost. com -- customized news, traffic, weather and more

Have questions about how to keep your home fit and trim?

Home Sense columnist Mike McClintock is online every other Thursday at Noon ET to answer your questions about home building, remodeling, repairs and the wide range of home-consumer issues. If it has something to do with the place where you live -- from home security to the latest on appliances, energy-saving and a lot more -- just ask. Mike has the answers.

McClintock's column appears in the Post Home section every Thursday. He is the author of 10 books, including "Alternative Housebuilding."

The transcript follows.

Editor's Note: Washingtonpost.com moderators retain editorial control over Live Online discussions and choose the most relevant questions for guests and hosts; guests and hosts can decline to answer questions.

Mike McClintock: Hi: Two things to start with this time: another mix and match posting with the answer end of hour as usual; also, on the bird and squirrel front, another reason to like mocking birds-- and how could you not when they just canÕt keep themselves from singing at 2am even without the romance of moonlight. The other reason? They are the only ones IÕve seen that chase squirrels, even following them ferociously into and through trees. ItÕs to clear them away from the nest area, but I like to think that the 2 or maybe even 3 pairs I have this year will help clear the area and birdseed/suet raids by squirrels will decrease, maybe.

HereÕs the posting

HOMESENSEÑ WATER USEÑ QUESTION
Although in many areas water is an increasingly precious and expensive resource, Americans now use between 85 and 100 gallons a day. Can you match up the scrambled water uses and amounts below (in gallons per day per person), or at least a few of them?

Garbage disposal 1
Car wash 2
Dishwasher 2.5
Laundry 4
Lawn water and pools 8.5
Drinking and cooking 20
Toilets 24
Bathing 25

-- and while youÕre reading what I typed beforehand (notice no glaring typos) IÕll be digging into your questions

McLean, Va.: My question has to do with soundproofing and building of townhomes.

I purchased a townhome built (new) in 2001 and was extremely upset by the amount of noise that was transmitted between units. I learned after settling on the house that in some locations, the only thing separating me from my neighbors was a 3" firewall consisting of two layers of wallboard and a metal core -- that was very good at conducting low-decible noises like slamming of cupboards and bass from a stereo.

On the other side of the spectrum, I have friends who built a townhome [from another builder] and cannot hear a peep from their neighbors.

With prices of single-family homes skyrocketing in this area, how can I be sure to select a builder that doesn't skimp on sound proofing between townhome units -- what questions do I need to ask?!

Thanks!

Mike McClintock: You need to ask specifically about soundproofing, which seems to be one of the things that builders cut back on in town- and SF homes, mainly because fire stuff is code controlled very tightly, but not hearing sneezes and snores and toilets flushing next door. Also, a builder who does up one specific feature (specially one thatÕs built in and not showy) is likely to do the same elsewhere. The wallyou describe will transm,it a lot of sound, and the way you deadon it is to make the wall thicker (builders donÕt want to give up saleablefloor space) and fill it with insulation. Few if any builders will (without charging extra) build you a really soundproof wall, i.e. two independent frames buffered with insulation, or a single frame on which drywall is hung from special acoustic supports that standoff from the studs. Also nice to wrap interior drain pipes and insulate batyh walls, like a lav thatÕs near living spaces on first floor

Cape Coral, Fla.: Mike, we have a cement tile roof that will soon need repair or replacement. Have you heard anything about using the new "liquid siding" or other acrylic products to coat the roof tiles so that they don't need replacement? Thanks!

Mike McClintock: As a rule, coatings of the right kind prolong the life of a material that's in reasonable condition, actuallt pretty good condition, but they are not restorative-- and concrete tile should last decades

Washington, D.C.: I'm a first-time homeowner, so this question may be too basic for this discussion. But, I'm getting ready to paint my new place before I move in. Before I get started, I need to spackle any nail holes and then sand, right? How long after applying the spackle should I wait before I sand? How thoroughly should I sand? Anything else I need to do before I put on the primer?

Mike McClintock: House stuff is never too basic-- so the quick take is spackle deep holes in two stages, letting each one dry, shallow holes with one pass, anmd when spackle llights up and is hard sand lightly. That means making smooth patches to avoid oversanding, which scuffs up drywall and creates dull spots when you paint. If some nails seem loose, pull them and drive longer ones or they'll pop again.

Lake Ridge, Va.: I sprayed deck sealant on my aluminum siding. What is the safest level of power washer I should use to clean the siding?

Mike McClintock: What did you feed the dog that night-- and maybe have a go at the mix and match question today-- anyway, somewhere around 1000psi should do it, but test a small out of the way section first

Laurel, Md.: We bought our 10-year-old house in November. The previous owners had a problem with termites and installed a bait system. There are mulched plant beds at various places around the house that meet the foundation. I would like to replace the mulch with white crushed rock. The bait system will remain in place and be monitored quarterly. Does this sound like a good long-term solution?

Mike McClintock: I am not a fan of termite maintenance contracts-- unless the guy can pull a bunch of live termites out of the sill and show them to me. Goes with don't fix it (you may have long ago) if it's not broken.

Virginia: My house needs new gutters. What do you suggest: the screened type, traditional open gutters, or another kind?

Mike McClintock: Think the old standard is that for good reasons, despite fantastic claims of many systems that they won't ever clog and you'll necer have to clean them. Remember to build in a slope, even if it looks a little strange at first, and it's better to split the slope in half, working from a high point in the middle down to two downspouts at the corners.

Fairfax, Va.: How can a plumber provide a free estimate for work that he cannot see? In other words, if the problem is behind the wall or floor, how will they know how much it will cost to fix? Are they able to tell that accurately soley by looking at the pipes and faucets that they can see?

Mike McClintock: You know the answer, i think; they can't provide an estimate that's realistic-- but, an experienced plumber taking a close look at the damage or problem can tell you what's most likely and give a ballpark estimate. Be wise to ask the costs of best and worst case scenario, and get some details on each.

Washington, D.C.: I have a shower stall with a glass side panel (apart from the the glass door). The glass is sealed to the frame with some sort of clear rubber stripping (its definitely not clear caulk). Black mold has developed on the lower frame interior behind the stripping and I'm wondering if I can replace the stripping without much hassle? Is it easy to find? I was tempted to replace it with clear caulk but thought better of it. Thanks!

Mike McClintock: That's almost ceretainly a u-shaped gasket that fits around the glass when the frame goes on, so no it would be difficult for you to replace. Mold you can clean, then either clear or white caulk applied very neatly.

Washington, D.C.: Lighting question here.

I walked into my kitchen the other day, turned on the light switch, but my 4' flourescent fixture didn't light up. Nothing. I headed for the big box store and they sold me a new ballast. I put it in, and it now works very intermittantly. Once in a while it comes right on; other times I have the play with the switch, throwing it several times before the light catches and comes on.

What gives? Bad replacement ballast? Something else fixable? Time for new fixture?

Thanks for your advice.

Mike McClintock: Some times you have to replace one part at a time to find the culprit, but sounds more like a problem at the switch.

Derwood, Md.: McLean's noisy walls: To get a building permit, the builder would have had to the local government approve his plans. Any potential buyer could have reviewed those plans to see what type of insulation -- if any -- was placed in the walls between units.

Love your discussions Mike!

Mike McClintock: Maybe, as insulation is often not indicated except where called for by code, and that's usually exterior walls only. But you can get specs from a builder. Still, few include interior sounddeadening.

Deck Sealant and the Dog: Can't blame the dog. I tried an electric power washer -- 1200 and it didn't do much. What's the safe max to use on the siding?

Mike McClintock: I was thinking that as you got the wrong coating on the house, maybe you fed him your dinner or something; anyway, you can crank up the pressure to the point of bending,m of course, but it may be that you need a solvent mix for the coating, and that will require some experimenting, label reading, protecting shrubs, etc.

SE Washington, D.C.: re: Contractors. We have been trying to get three bids on a small albeit complicated kitchen remodel. The problem? We can't get people to call us back. One of the original bidders vanished completely and the other submitted a bid but then failed to answer numerous calls to answer some questions. We've called others but no one will come out and give an estimate. That leaves us with one original bidder. It's a sizable company and they've been exceedingly responsive and thoughtful. But you always say to get three bids. Can we in good conscience just go with the one person who gave us a quote? The project is somewhat urgent, so we can't stay on this merry-go-round forever.

Mike McClintock: One quote could be miles high-- assuming you're satisfied with how they plan to do the work (plans, specs of materials used, etc), but you really should get one more for comparison. Try NARI orNAHB or one of the web contractor referral services, though a friend's rec is better.

Kitchen Quandryville: Yo, you rock dude! I'm in the process of re-doing my kitchen with beige ceramic tiles, black granite. The cabinets are in good shape, but we do not like the look. Will painting the cabinets and adding hardware spruce it up? Also, if you believe that painting is okay, what color suggestions do you have to go with the aforementioned floor, granite, and yellow walls? Keep up the good work!

Mike McClintock: Color is anyone's guess, but to paint the cabs, piuck out a test area, give it a reasonable sanding, wiping and then see how the paint takes. Often kitchen cabs need degreasing, then normal cleaning, then at least fine sanding for paint to take and last.

Lorton, Va.: Garbage disposal 2.5
Car wash 1
Dishwasher 4
Laundry 20
Lawn water and pools 8.5
Drinking and cooking 2
Toilets 25
Bathing 24

Mike McClintock: Sorry, but wildly off, including first one-- and this is a tough one as a couple struck me as just couldn't be.

Hi Mike! We're having a new home built from the ground up and are having a pre-drywall inspection in a few weeks. Do you have any advice or tips on what we should ask or look for? Do you recommend paying for a home inspector to come with us? Thanks.

Mike McClintock: If you need a home inspector now you've got the wrong builde. If you can, be great to tag along when the building inspector goes through. There are so many questions you could ask, but in a way it's sort of too late ubnless something reaches out, but ask some provacative questions-- like 10 years from now what part of this is going to give us trouble; where's the wall that will be chilly and develop mildew (maybe not that provocative, as it pays to be on good terms with the builder).

Single, female homeowner: I'm a single female homeowner (recently too, first time!) and I'm having a heck of a time finding people to come work on my condo (plumbers, electricians, etc). Due to the nature of my job, I don't have a lot of flexibility with taking time off. Is there anyone in Northen Virginia who cater to the schedules of working people?

Mike McClintock: No good answer to very real and not uncommon question-- like when phone company says between 12 and 5 and all. It's just more and more contacts, networking, getting more and more names from trade associations and working the problem-- made more difficult every spring when most good contrafctors have work already.

Washington, D.C.: RE: 3 bids

From my limited experience, if you are happy with the contractor and their bid and it is in the price range you were looking to spend -- go for it. Time is money and if it is going to cost you excessive time in waiting or playing phone tag, the chance that the one bid may be high is worth going ahead with the project.

Mike McClintock: Have to disagree with the idea that you go based, in part, on the bid is what you anticipated spending-- too much like retail where instead of a slaesperson talking to you about features they want to know how much you have and then find something that fits the money and maybe not anything else. Two realistic bids can be an eye opener, even when you like the first firm a lot.

Springfield, Va.: With all the rain our finished basement's carpet is soaked in one corner. We know we've got a crack in that area of the foundation and that it must be fixed. What can we do ourselves and what needs a professional's attention? On the exterior we have standing water on the claypan near the house. In this region, what is the best solution?

Mike McClintock: Get the roof water away from the house by extending the nearest downspoout, then regrade even though pan is tough to work, creating a slope away from the building, then dig out any cracks you can see inside and out, brush them clean and fill with hydraulic cement. See how that does, as i saw a few little partial sun pictures on the aol weather-- not today, but coming, hopefully.

Potomac, Md.: Dear Mike,
Recently, a houseguest caused a toilet in an upstairs bathroom to overflow. A good deal of water seeped through the tile floor and collected on the ceiling of the living room downstairs. We immediately poked holes in the ceiling using a nail to let the water drain out. This incident happened about six months ago, and we believe has occurred at least one other time, before we bought the house. (We know this because the painter we hired to touch up our ceiling after our first incident told us that the same part of the ceiling had been patched up previously.) Our concerns are (1) if the water and moisture could have resulted in structural damage that we can't see, how this can be checked out, and (2) what we can do to minimize water damage the next time the toilet overflows. The previous owner never installed a seal around the base of the toilet (we know we should have addressed this earlier), and the bathroom floor's tile and grout are original to the 30-year old house.

Mike McClintock: Woaa. First, without a wax seal you will not only get leaks but sewer gas, which can be lethal in some cases. Second, consider another toilet or otherwise attend to the periodic overflow problem. Third, with at least two soakings it's very likely that there is long-term mold and probably some rot in the floor/ceiling. Only way top get at it is to peel off some drywall, though you may go through the bath floor if the tile is shot, and if the floor is flexing the plywood subfloor likely has delaminated from the water.

Shepherd Park, Washington, D.C.: Mike,

I wrote in a couple of weeks ago about the fan on my HVAC system running constantly, and you suggested I consider replacing the programmable thermostat. I did. Problem's still there.

Is there a next step short of calling in the pros?

Thanks.

Mike McClintock: Yes, unless you can determine that you have a CAC system speficially designed to turn the fan at low speed even when no heat or cooling is coming through.

Bethesda, Md.: One of the columns on our front porch has water damage and the wood has rotted on the bottom. Some of the moulding has fallen off. How does one hire a carpenter for such a small job? Its not worth their time to come out. Can a handyman rebuild the column faces and moulding?

Mike McClintock: Not a big job, and you're also discovering that after a tough winter, in the spring, contractors are busy, specially good contractors. Best fix may be to prop up porch there, cut off rotten bottom, remount post on ga,vanized bracket, then hide it with casing and trim.

Wants to Know: Can't wait for the shocking truth.

Garbage disposal 1
Car wash 20
Dishwasher 2
Laundry 4
Lawn water and pools 25
Drinking and cooking 2.5
Toilets 24
Bathing 8.5

Mike McClintock: You got the disposal right.

Urbanna, Va.: Hi Mike: I’m in the market for a room air conditioner, but don’t know how large a unit I need and I’m a little reluctant to go by what some salesperson says as they seem to steer you to the largest machines. It’s for a 12 by 12 home office attached to a garage, pretty well insulated, with two standard windows. Any way to make at least a rough estimate?

Mike McClintock: Sales folks and AC contractors tend to overestimate demand as a safety facteor against callbacks on a hot day when you canÕt get cool because the unit is underpowered. It makes sense, but oversizing has two drawbacks: paying for more AC than you need, and cooling a room so quickly that the machine doesnÕt run long enough to lower humidity, producing somewhat chillybut clammy air.
One rough guide is to buyone ton of cooling per 500 sqft of floor space. (One ton is 12,000 Btu per hour capacity in a room unit.) If youÕre up for some number crunching, make a very accurate capacity estimate using the Cooling Load Estimate Form, a detailed worksheet you can download from the Asssoc of Home Appliance Mfgs. (aham.org). Even then, stay on the high side as computers drive up indoor temps. Also check the energyguide label and consider spending more up front for higher efficiency (expressewd as an EER), which will save you long-term.

Capitol Hill, Washington, D.C.: Mike:

Another soundproof question, this time on windows. I've got a corner townhouse on a very busy street. Big windows, single pane original windows, with storm windows. What are my options for better soundproofing. I was thinking another set of storm windows -- is it possible to find double pane storm windows? I've also seen ads for the 'soundproof' windows, where they come in and put in a brand new window in addition to your existing window.

Your thoughts?

Mike McClintock: Wouldn't do new windows just for sound, or new storms, but the more layers trapping more dead air the better. Unless the noise has you on the verge of who knows what, how about drapes over quilted (very sound-deadeneing) backing?

Bowie, Md.: Our kitchen,dining room, and family room -- all partially below grade -- ere flooded on Monday. We got up all the water, now how do we get rid of the smell? The floor is parquet except for the kitchen which is carpet glued to the parquet.

Thanks!

Mike McClintock: Clean and clean, and ventilate. Carpet may respond to shampoo type cleaning. With wood, try a cleaner-polisher like murphy's oil soap.

Wow, this is hard: Garbage disposal 1
Car wash 20
Dishwasher 2.5
Laundry 4
Lawn water and pools 8.5
Drinking and cooking 25
Toilets 2
Bathing 24

Mike McClintock: First ok, but car wash is only 2.5 (remember it's per person per day).

Washington, D.C.: I have wallpaper in my bathroom that has 'rusted' about a foot around where the wallpaper meets the tile for the shower. I've tried basic cleaners with no luck. Any suggestions on how to remove the discoloration? It looks a lot like rust and I'm assuming it's some sort of buildup from the shower.

Mike McClintock: If you have iron stains elsewhere that's what it could be on the paper, but doubt you'll be able to pull it out of paper. Last resort is cut out the bad section, wash and prime the wall, then pattern match a replacement strip. Down that low you won't see the seam-- which you can hide by wrapping it around patterns instead of cutting a straight line. Cut the patch, set it in place, then cut the patch outline in the base paper to get a perfect match.

Washington, D.C.: Mike: My wife and I are moving in to a highrise here in DC, we want to convert one of the bathrooms into a utilty room for a washer dryer (it was built in the 60s so it doesn't have that ammenity -- yet). But here is the deal, we need to convert the existing plug into a plug that supports 240V with 30AMPS. Is that hard for a master electrican to do? Also, I no longer has access to RS Means guides so I have no clue in terms of money.

Thanks!

Mike McClintock: Never thought the Means guides too helpful duie to countless price factors they can't possibly include; that aside, problem is that the plug is only tip of the iceberg-- fairly expensive iceberg-- as an electrician has to run 230v cable to the location, and then install a matching receptacle. Often that means a new circuit all the way back to the service, and in an existing building that can be tough.

Clifton, Va.: Replace base of post with synthetic rather than wood. Replace column if you can aford with synthetic rather than wood. If you get a wood column prime the outside and as far up on the inside top and bottom as you can.

Mike McClintock: That's an option, but if almost all of the post is fine (and original for looks) hiding a galvanized support is fine and will last way longer than the other posts.

Cap Hill, Washington, D.C.: Me about sound and windows again -- I've tried big drapes -- helps but the problem is still there. It's only the bedroom that is the biggest problem, as it fronts on the street (four lanes of traffic). It is so bad that it's hard to sleep. That's why I was wondering about extra storm windows versus the 'soundproof' additional regular windows.

Mike McClintock: No such thing i know of as soundproof window, but more glass layers and trapped air the better. You could increase the buffer by installing heat-shrink plastic "storms" inside, normally meant for energy efficiency but they will help somewhat with sound.

Annandale, Va.: Garbage disposal 1
Car wash 2.5
Dishwasher 4
Laundry 24
Lawn water and Pools 20
Drinking and cooking 2
Toilets 8.5
Bathing 25

Mike McClintock: Good until laundry.

Mike McClintock: -- and at some point i'm going to be looking at my copy of the question instead of my answer, and then you can all shoot me at the end.

Contractors: We had six contractors come look at our basement project (a miracle), only two gave bids, and one of these wouldn't give a detailed bid until we agreed to give him the job. We went with the one detailed bid for which we had references. Now he is five months behind schedule and wants us to pay part of the final payment before the work is done. I guess you would advise against this? My husband wants to pay because the contractor is "making progress."

Mike McClintock: I guess I would. Figure you have only that little bit of leverage left, and as the guy isn't exactly going great guns, when you give that over there is no real reason for him to finish at all.
I know it's frustrating, that there should be dozens of people bidding and all, but you have to bear with it-- and your position of holding the final is utterly reasonable and customary.

Arlington, Va.: I have a white asphalt shingle roof, and it has black streaks on the front of it. Is this mold? Fungus? Leaf rot? How do I get rid of it?

Mike McClintock: Need to take a close look. If it's shaded could well be mold, and you can try washing (test a patch as always). But sometimes dark areas are signs of wear. So check for those white granules in gutters and ends of downspouts. If you can get up there safely, you'll see if it's wear or surface yuk.

Cambridge, Mass.: We have a patio behind our townhome that is in serious need of some cosmetics. Basically it is nothing more than a 10'x6' concrete floor, but having been exposed to the elements over the years, it looks ugly. Any ideas on how to make it look better? Is painting a solution? What would the logical sequence of events be? Thanks.

Mike McClintock: Pressure washing with a detergent mix will make a huge improvement. Another thought: it's pretty easy to install a wood deck over a solid slab. You install sleepers on the concrete in place of standard beams, then finished decking across them at right angles. That will raise the surface about 3 inches, which could be a problem at a very low doorway, but it can look very nice. Need to use treated wood on the sleepers, of course, but on top you can go to town.

I got it : Garbage Disposal - 1
Lawn/Pools - 2
Car wash - 2.5
Dishwash - 4
Drink/Cook - 8.5
Bath - 20
Toilet - 24
Laundry - 25

Mike McClintock: Almost, but your laundry is off-- and some of these stats are surprising, so as we are at the hour i'll put up the question with answer.

Mike McClintock: HOMESENSEÑ WATER USEÑ QUESTION
Although in many areas water is an increasingly precious and expensive resource, Americans now use between 85 and 100 gallons a day. Can you match up the scrambled water uses and amounts below (in gallons per day per person), or at least a few of them?

Garbage disposal 1
Car wash 2
Dishwasher 2.5
Laundry 4
Lawn water and pools 8.5
Drinking and cooking 20
Bathing 25
Toilets 24

HOMESENSEÑ WATER USEÑ ANSWER
HereÕs where the water goes in US households, according to the EPA, all in gallons per person per day

Garbage disposal 1
Drinking and cooking 2
Car wash 2.5
Dishwasher 4
Laundry 8.5
Bathing 20
Toilets 24
Lawn water and pools 25


See you next time, maybe with some sunshine for a change, mike

washingtonpost.com:

That wraps up today's show. Thanks to everyone who joined the discussion.

Stay Tuned to Live Online:
• 1 p.m. Got Plans?: The Entertainment Guide staff does
• 2 p.m. Dirda on Books: Intrepid Book World editor Michael Dirda
• 2 p.m. Washington Chefs: DC Coast's Jeff Tunks

Full Week's Schedule

Keep up with the best Live Online has to offer and special breaking news discussions. Sign up for the Live Online e-mail newsletter.

Automatically Update Page    |   Get New Responses   |   Submit Question