Efflorescence- A Wenatchee and Cle Elum Home Inspector

One of the most common items found during a home inspection is efflorescence (from the French term "to flower out") on masonry walls. Masonry materials are described as concrete, brick, clay and like materials.

Efflorescence is the byproduct of moisture migrating through the masonry materials leaving deposits of soluble salts on the surface as it dries. This is normally a white and sometimes fluffy crystalline material.

For a home inspector this is an indication of a possible moisture control issue. Many times this will be associated with cracking in the concrete or areas where there is uncontrolled water sources such as downspouts discharging by the foundation, sprinklers aimed at the home or poor grading around the home. Poor drainage and missing vapor barriers will contribute to this effect.  

In general there are three conditions that must be present for efflorescence to happen, there has to be water-soluble salts present in the concrete/masonry materials, there must be enough moisture to dissolve the salts into a soluble solution and finally a path for the these salts to migrate through to the surface, evaporate which deposits the salts which crystallize and cause efflorescence.

 Most efflorescence is alkaline in nature such as Sodium and Potassium Sulfates.

 The main way to eliminate efflorescence is the building phase with good construction practices that prevents water from entering the masonry. This will include proper drainage and eliminating migratory paths of moisture via vapor barriers, sealers and water proofing.

 Having a periodic home inspection of your home that includes the crawlspaces and basements can help in identifying possible conditions that can lead to efflorescence and any possible adverse effects of moisture intrusion.

“The only thing more expensive than education is ignorance."

Benjamin Franklin

“Inspecting the World-One Home at a time”

NCW Home Inspections, LLC  is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Orville, Cle Elum, East Wenatchee, Quincy and many more…