Did an inspection on a 1956 ranch in a nearby suburb. It had a 25 x 25’ rear addition, added subsequently. The house was structural brick with a frame addition covered with T-111. The original was over a dirt crawl with a full basement under the addition.
The grade around the rear addition was all poured concrete, but was only about 1/2" below the T-111 and there was evidence of old Great Stuff in the gap.
In the basement:
- 2 x 10 floor joists with a doubled 2 x 12 central beam. The beam was supported by the foundation walls and 2 4 x 4 wooden posts with no footings, just resting on the slab (but no cracks in the slab floor, surprisingly).
- On the east (right) side, the original joists were severly notched, but sistered. The sisters were only 4’ long and held to the original joists by 1/4" carriage bolts.
- There were only 5 sill plate bolts, non of which with washers or nuts, and none on the north side. The sill plate was not treated lumber. The sill plate was lifted and twisted (at most, 30 degrees). There were places where there was as much as a 1 1/2" gap between the sill plate and the foundation wall. Sunlight was clearly visable in some spots.
- The top of the foundation had a brick ledger, but the ledge was on the inside, not the outside.
- The top of the foundation wall was 1/4" higher than the exterior concrete patio. This patio was sloped towards the house. I turned on a hose and 5 minutes later there was a waterfall over the foundation into the basement.
The buyer was an electrician. Took me 15 minutes to convince him that a) this was messed up and b) he might want to walk away.
Shortest report I ever wrote. Just a cover sheet and a 1 1/2 page introduction explaining the major bullet points.
Busy time, these last two weeks, but most of the houses were rear POS’s, with silly, stupid and dangerous issues.
- Backdrafting water heater.
- Condensate and humidifier drain emptying, directly, to crawlspace.
- Portion of ductwork in crawlspace (about 2’) artfully constructed of duct tape.
- Bathrooms exhausts venting to attic.
- Stab-loc panel dead front almost completely embedded in the drywall mud.
- Service drop rubbing on garage roof. Drop only 9’ above driveway.
- BUT: All new kitchen cabinets and granite countertops, Toto toilets with bidets, really nice tile in the shower enclosures and all that other flipper crap.
I will now gently settle into an alcoholic stupor. :mrgreen: