With regards to the pictures of child safety and the deck I inspected there are several safety issues. First is the tread riser height greater then 4" as well as no installed balusters on the stair or the hand rail on the deck. Further more the decking boards are improperly installed. No deck boards that are side by side shall terminate on the same joist nor shall any deck board be supported by less than 4 joists. All of the deck boards on outer edge of deck are supported by only 2 joists.
The wood decking in the rear yard appeared to be deteriorated in areas on the walking surface and below the walking surface at the time of the inspection. There was no safety rail required around the perimeter of the structure. I recommend monitoring this area and repair as needed for the safety of occupants.
Kickout flashing is one of the most frequent deficiencies I find during a home inspection. I always wonder why the roofers decide to not install this very important water diversion device during construction. Builders are just as responsible for this oversite as the guy they hired to build the structure correctly.
While for exterior decks there is no maximum number of receptacles that can be installed, there is a minimum number. The minimum number of receptacles that can be installed for a outdoor deck location is one. This only applies to decks that are over 20 square feet. And the receptacle should be one that is suitable for a wet location.
The majority of deck collapses are in fact caused by ledger disconnect. There is a difference between deck failure and deck collapse. I have seen many instances of decks being secured to ledgers that are attached to brick walls. In Texas, almost all new construction has at least some brick veneer work. It is a common mistake to think that the brick you see is somehow structural when it is not. And the brick veneer you see is in no way intended to support any external weights or burdens being attached to them.
This deck appeared to be in safe condition, although the balusters were slightly more than 4" apart. Proper flashing was installed at the ledger board, there were no stairs to inspect. GFCI outlet was present. Lag bolts were installed, and the joists are resting directly on beam.
The article “Doing Damage During a Home Inspection” implies that breaking or damaging a component (such as snapping a hose bib) can, in fact, be a win for the client, as we inspectors perform inspections using normal operating controls, defects such as these would have been noticed one way or another, whether by the inspector or the client. This excludes reckless accidents, such as breaking dishes and puncturing drywall unnecessarily. The inspector should treat others’ homes as he/she would treat their own.
The deck pictured has inadequate spacing between boards to facilitate good drainage. In addition the deck is 18" above grade. Note that the deck is butted close to the siding with no flashing allowing puddling of water during rain events. The deck is not attached to the home however with the spacing the wood is deteriorating at a fast pace.
Deck post connectors are a superior connection method that offers a much improved way to support deck posts. These connectors help prevent loosing of posts and rails thereby improving safety for both adults and children. The inclusion of this feature would be considered a great safety feature on this deck.
here is an unsafe porch to be on. ground from underneath has been washed away by gutters near by and the ground around porch is high so water drains towards porch and looks to be puddling around porch and running under house
most commonly found on decks is that the home owner was “DIY person” and didnt build the deck safley or correctly. so try to word the inspection of the deck so that its not direct to the builder or home owner
The deck ledger or support board is not bolted in place, but does rest on the notched wood post. The wood post is a 4x4 and it is recommended the support posts be increased in size to a 6x6 post.
Electrical receptacles are required on decks that have an area of more than 20 square feet. The receptacles are also required to be in a weather proof housing. It is common for people with decks to use extension cords which is a safety hazard.
Ledge fastening: When the ledger board supporting the deck is attached to the band joist for support must be fastened with screws, bolts and nails should be hot-dipped galvanized, stainless steel, silicon bronze, copper, zinc-coated or corrosion-resistant. The fastener’s holes should be at least 5 inches away from the end of the ledger boards horizontally and 2 inches away from the top and bottom.
Heights of Decks: When inspecting decks the inspector must be aware of the minimum and maximum Deck Heights for safety of the users. The minimum deck height is 12 inches from the ground, where the treated joists should be at least 18 inches away from the ground and Girders should be 12 inches away from the ground, the maximum Deck Height is about is 14 Feet from the soil surface to the bottom of the support beams, when the height exceeds 6 feet the deck should have diagonal bracing from posts to girder, and from posts to joists.
Deck Receptacles:2008 edition of the NEC changed the requirements for outdoor receptacles in one or two family dwellings. The 2005 edition required at least 1 GFCI in the front and rear of the house. 2008 one receptacle within the perimeter of a porch, balcony or porch (unless the square footage per space is less than 20)and not be more than 6 1/2 feet high. Defects are in homes built prior to enactment of the code. The reasons for the changes in the code are the inherent safety concerns of extension cords to power appliances be a safety hazard of tripping and fires. All exterior receptacles must be GFCI contained in weather proof housing.
This photo depicts girders improperly attached to the posts. Girder should be directly resting on the post. There are two lag bolts and a few heavy duty screws attaching the girder. This was noted as a defect requiring necessary attention.
This is a balcony that is accessed from French doors on the second story of the house. The decking material appears to be in good shape with no nail pull and are all resting on at least four joists. They all have adequate spacing to allow for water to run through.
Inspecting a Deck
Having a deck inspection done by a home inspector is very important. Many injuries and deaths happen each year from deck collapse and from rail failures. Since most deck collapses occur from ledger board separation, it is very important to check how well it is attached, and also how well the entire deck is cross braced to help keep the deck from twisting.
The deck ledger board flashing has been improperly installed at the time of the inspection today. We recommend to install the proper kind of flashing correctly above and below all of the ledger boards along with behind the house siding.
