Sill plates set on top of the foundation block or slab and serves as the structural base for the floor joist frame. Sill plates are made from treated wood, since they are exposed to the masonry foundation, which can absorb and transfer moisture. Attaching a sill plate to a cinder block foundation requires the use of anchor bolts embedded in wet concrete at regular intervals. Local codes determine the size of the anchor bolts and the minimum number of bolts per linear foot. Typically, these are placed every 4 - 6 feet depending upon building jurisdiction.
One of the things that I have learned in my 15 years of inspecting is that houses that are not bolted to the foundation can move off their foundations when hydraulic pressure produces loads on foundation walls. Here in the Middle TN area, sill plates can be either bolted to the block walls or they can utilize strapping. For the most part, we have crawlspaces in this area making it easy to go through the crawl space checking to see if your house is bolted to its foundation. I look to make sure there are large nuts, washers, and anchor bolts are installed at least every 4 to 6 feet along the sill plate. Steel plates or strapping is sometimes used instead of anchor bolts. I check to see if they all have nuts and randomly check to make sure the nuts are tight.
Some houses are built directly on concrete slabs. It is impossible to determine if these have bolts or straps. Sometimes, the property has an unfinished garage. In these cases, I do check to see if anchor bolts or strapping is present.
Detached garage appears to have been modified and additions added. Support beams, top plates and headers are sagging. Support post is buckling. Roof trusses do not appear to be professional installed. Roof is poorly flashed along right elevation, shingles are mismatched and plywood showed signs of moisture damage; tested area with moisture meter and appeared normal. Wood siding and trim showed evidence of active moisture intrusion, decay and improper clearance above grade. Stucco along sides and rear is unfinished. Electrical wiring is exposed and missing conduit posing a safety hazard. Addition foundation is floating on concrete deck blocks. Plumbing appeared abandoned.
This is an image of common roof rafters with the collar ties plainly visible. On the left is a knee wall. In the rear of the photo, an overframe is visible. The asphalt shingles were never removed from this area of the original roof when the addition was built.
This image is of the underside of a second story bathroom with what appears to be a previous repair not done properly. The 2x10 joist under a tub has been cut by a tradesman and no header was installed to support the cut joist. Over time, the floor sagged due to a lack of proper structural support and the tub drain connections began to leak due to stress/movement. A proper header from solid joist to solid joist should be installed to support the end of the cut joist. Recommend further evaluation and repairs as deemed needed by a qualified licensed contractor.
Although attic pull-down ladders provide easy access to attics nullifying the need for a portable ladder, many defects can occur which is usually from improper installation by homeowners instead of qualified professionals.
Some of these discrepancies include altering the roof framing components without adding proper reinforcement, using improper fasteners which are not in compliance with manufacturers requirements and stairs cut too short and do not reach floor or too long which will cause excessive pressure on hinges.
Concerning safety, homeowners should use precaution when using ladder not to overstep the weight limit with large loads of storage and prevent children from entering attic by shortening the lanyard attached to the stairs or install a combination lock
Although ceramic tile and stone flooring are popular choices of builders and homeowners, both are prone to damage if not properly installed or maintained.
Many of the defects to look for when performing inspections for ceramic tile include uneven tile as a result of improper installation, cracked or splitting tile as a result of movement and/or excessive expansion or contraction of building, and cracked or discolored grout lines usually from lack of proper sealing which will readily absorb moisture from the air or standing water.
Pertaining to stone flooring which is more durable more maintenance is needed. Issues to look for are proper sealing, exposure to acidity which can cause corrosion, and scratched surfaces due to dirt from outside.
During a inspection of a older house the plumbing vent was missing a proper cover.
The vent piping for the plumbing system had been extended through the metal roofing without the proper vent cover (roof boot). Excessive sealant (tar) had been applied in place of cover. Cracking with openings around pipe was observed with indications of water intrusion in attic.
Proper vent cover needs to be installed with any damage wood on roof sheathing/framing repaired or replaced.
In this photo you will see a house under construction. The OSB panels are installed at corners as an integral part of the shear wall to resist racking forces. The shear walls have special requirements that include the anchor bolt spacing. In some instances, Simpson ties may be required, like the ones shown in the picture at the bottom of the OSB panel. These ties, as well as the anchor bolts, are installed at the same time the slab was poured. The ties used here are Simpson HPAHD22. Simpson has specifications as to installation of all of the products they offer, to help determine proper installation. The nail schedule is specific to this shear wall. The shear wall schedule, typically found on the framing drawings will give specifications for anchor bolt spacing, as well as the nailing schedule. The perimeter nailing is generally closer (4”O.C.) where the field nailing would be (7”O.C.) as indicated on schedule. Shear schedule will also call out the thickness of sheathing required, as well as nail sizing. If the shear is installed on a gabled end, you will also see a plate connecting the top plate (and sheathing) to bottom chord of truss. There are several types of fasteners to use, however, if it is likely specified on plans for which one to use. On this house, the LTP4 was used. Again, in the Simpson book, you will find the types of fasteners required for installation. LTP4 requires 12-8dx1½” nails.
This picture is of a garage being framed. The types of materials used for this particular project were 2x6 #2 studs and rafters were 2x10 pine. The structural sheathing that was Oriented Strand Board which was nailed off with 8d ring shank nails.
Green wood is more economical source of lumber used for construction in the more arid states of the United States. This particular would is milled and drys naturally unlike lumber that is used in areas of the United States. In the Southeast region lumber has to be kiln to a moisture content of 19% or less. Green wood, like stated earlier naturally dries until it reaches a (EMC) which is suitable construct with,
Here I’m showing just a small section of a floor system. The carrying beam consist of three 2x12 and sandwiched in between them is 5/8 fur plywood. These layers are nailed together with 16d common nails. The floor joice are 2x10 and carry over the beam on both sides. The joice are nailed to each other and to the carrying beam using 16d common nails. Lots of times the beam layers have construction adhesive as well as the nails. In this instance I cannot tell by visual appearance. This is very common practice in Maine.
Grading stamps on lumber are important to help insure quality material is used where it’s needed. US and Canada has grading systems that are basically the same. Some stamps represent species of trees the lumber was milled from. The grading levels represent the clearness of the wood. Most common in the rough framing of a structure would be #2. Some stamps also show moisture content when the material left the mill. Also stamps can sometimes show the trees were harvested with sustainability control limits and even that the wood has been treated to be flame resistant.
1939 frame home. Roof rafters and ceiling joist are constructed with 2x4 lumber spanning over 10’ which appears to be undersized for application. Collar ties and post and are constructed with wood siding and does not appear to be adequate; recommend contacting a licensed roofing contractor for further evaluation. Roof rafters are toe nailed in place and missing straps providing inadequate tie down strength which may also increase your home owner’s insurance premium.
rknowles1
(Robert Knowles, SC PE License No. 26621)
194
This is a condition I find on almost 100% of the new homes I inspect. I am in a high wind and seismic region, Charleston , SC.
Deformed nails (ring shank) were not observed to be used to secure the roof sheathing at all the perimeter zones of the roof (within 48 inches of the gable end walls) as required by the structural plans by Fieldstone Engineering. See Photo.
In addition, according to 2012 IRC Table 602.3(1), footnote f, deformed shank nails are required to be used within 48 inches of the gable end walls in this wind region. Only smooth shank nails were observed at these locations. The Builder should contact the Project Structural Engineer and verify his intention to deviate from the Code requirements for the design wind speed.
Contact the Project Structural Engineer and obtain a written repair procedure or letter accepting the condition as is. A copy of the repair procedure should be submitted to the local Building Official for approval as well. Repair should then be implemented as required to comply with the plan and Code requirements.
rknowles1
(Robert Knowles, SC PE License No. 26621)
195
I recently had a Client contact me about having bats in his attic. I used the NACHI library to find d a great article on Bat Infestation.
The most obvious sign of bat infestation are guano droppings, which though similiar to rodent droppings in appearance, they have shiny specs from the insect wings they ingest.
Bats are very small and can fit through opening 1/2 inch wide. So it is important to seal up all openings into the attic especially. But, use caution on when this is done. Baby bats born in the spring and early summer rely of their parents to feed and care for them. If you seal openings to keep parents out after babies are born, the babies will die. Even though the goal is to get rid of the bats, it is considered cruel to let the babies die this way. So, exterminating should not be done during the summer months. Plus, who wants an attic full of dead baby bats!
Bats carry rabies. Bites can lead to death. Seek medical attention immediately if you feel you may have been bitten. If you see a bat out during the day, and not flying, it likely is infected with rabies.
I advised my client to stay out of the area where they are located and seek help from a Professional extermination company who is experienced with bats.
This is my post & picture for my Residential Structural Design Writing assignment. This picture illustrates a typical mid 1950's perimeter foundation with post and beam structural flooring support system on concrete bases over dirt. Notice uneven base soils and undersized access clearances
This is a post regarding what I have learned on my research and writing assignment regarding Basement and Foundation masonry walls. Masonry walls that are below grade will allows leak and are always porous unless properly treated with a moisture barrier or an applied tar like substance to the exterior side of a concrete block or poured concrete wall during the accessible construction phase prior to backfilling.
The floor joist over the foundation vent openings were not adequately supported at end cuts where they attach to the band board. Over time, this can allow the joists to settle to the point where deflection is visible and the floor structure becomes compromised. Being nailed through the band board only does not proved adequate attachment or support.
Arc fault circuit testers are not completely accurate when determining the proper function of AFCI breakers. Testers do not alway cause the breaker to trip. The final determining factor should be testing the breaker with the test button.
This home has modern construction techniques, with engineered floor joist and roof trusses. It has a gabled roof and a non-venting crawlspace on a concrete foundation.
