Bathroom vent fans are designed to discharge moist air to the home’s exterior. Typical systems consist of a ceiling fan unit connected to a duct that terminates at the roof line.
Fan Function
The fan may be controlled in one of several ways:
- Most bathroom vent fans are operated by a conventional wall switch.
- Sometimes a timer type switch may be use to operate the fan.
- A humidistat can be installed to turn the fan on and off if high levels of bathroom humidity are detected.
During a home inspection in New Jersey the home inspector will check for the operation of the bathroom vent fan and make sure the vent fan is discharging to the exterior of the home.
Vent fans can be impeded by dust build up so they should be cleaned often. Particles of Home inspectors should comment on dirty fan covers and fan blades. Vent fans should be installed in all bathrooms. This includes bathrooms with windows, because windows will not be opened during the winter. .
Defects
The following conditions may indicate inadequate bathroom ventilation:
Moisture stains on walls or ceilings.
Mold on walls or ceilings.
Peeling paint or wallpaper.
High levels of humidity.
The most common defect related to bathroom vent fans is improper termination of the discharge pipe. Vents must exhaust to the exterior of the home. The most common improper terminations locations are:
In the attic, beneath the insulation.
New Jersey home inspectors need to look. The discharge pipe may terminate beneath the insulation or there may be no duct installed.
Improperly terminated bathroom vent systems may appear to work fine from inside the bathroom; you have to look in the attic or on the roof. Sometimes poorly-installed ducts will loosen or become disconnected at joints or connections.
Ducts which leak or terminate in attics can cause problems from condensation. Warm, moist air will condense on cold attic framing, insulation or other materials. This condition has the potential to cause health or decay problems from mold, or to damage materials such as drywall.
