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Attic Air Duct Leakage
Improperly sealed air ducts are a common concern for home owners.  The results are increased utility bills because the cool air is being funneled into the hot attic instead of the bedrooms and rest of the house.  Consequently, the air conditioning system must work overtime to keep up with the demand, resulting in premature repair or replacement of the air conditioning system.

The PHOTO shows a rather dramatic example of a "leaky air duct" that was detected during a home inspection.  As we can see, the photo shows an air duct that is completely open due to improper installation methods that allowed the two halves to separate at the connection.

Easily repaired, this duct and entire duct system should also be evaluated for smaller air leakage at connections and seams, and properly sealed with a Mastik-type compound (a thick plaster-like sealing mix that effectively seals air ducts).  Contrary to popular belief, duct tape is NOT good for air ducts -- attic heat dries and delaminates the tape, causing seals to come apart.

The home in the photo was less than seven years old.

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The digital photo above was taken by a Guardian® home inspector during a pre-purchase home inspection.

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