Here is a portion of the foundation stem wall that appeared to be cutout/removed on a two story home on yesterday’s inspection. It was about 3 feet wide so the sill plate wasn’t supported directly underneath this area. I posted a picture last week in the WTF thread of a similar defect (so I thought) that I put in the report that was apparently a non-issue from the feedback I received here.
So would I be correct to NOT have a concern over this cutout in the stem wall?
Hard to tell in the photos, but it looks like in one view it is a floor joist sitting on a single flat 2x4.
In the other view, it looks like a double plate, or joist running parallel, on top of the plate?
If there is a joist sitting on a single, flat 2x4, then I would call that out. Otherwise, I wouldn’t.
Looks like a cutout for an addition. The rim joist that is now spanning the top of the cutout is pretty strong in that direction. I’d start by verifying permits, etc. Then, can you find any performance problem above? Sagging, etc.? If both those checkout I’d leave it alone. Honestly, even with no performance problem and no permits I’d probably leave it alone. Keep in mind we’re not there to scrutinize the design of the house (despite what gets posted here daily). We’re there to verify performance.
Yeah, the one side looks like a joist sitting on a flat 2x4 and the other side looks much more structurally sound. I will leave it alone, thanks Daniel!
No performance problems observed. Thanks for helping me stay in my lane!
Morning, David.
Hope to find you well and in good spirits today.
Observation: Poured concrete crawlspace foundation wall.
What you describe as a sill plate appears to me to be a girder. If so the girder will carry the load. As well, is that a floor joist in front of the girder?
Observation. Excavated crawlspace inner stem wall. Length approximately 3 feet removed. Likely for the HVAC ductwork.
Above the stem wall is a girder.
Where the upper floors sloped or was there any floor level anomalies?
Bare soil. Missing vapor barrier.
Recommend a licensed general contractor with inhouse structural engineer further evaluate.
Install vapor barrier.
Insure the crawlspace is ventilated or address any crawl space concerns.
Act upon any recommendations therein.
I had a friend who was a structural engineer and co-worker. When I showed him pictures of the unsupported corner of my house when they were digging out the basement for my addition, he said and I quote “It’s really hard to knock a house down”. The issue was sandy soil and a rubble foundation that literally just fell away when they dug it out.
Inside, there were zero issue. Now, could they have done something better, sure. It wasn’t unsupported long though. They finished that up and filled the whole area with concrete, so it ended up stronger than it was.
This about a 6 foot section of block wall, hanging in space.
This looks like 90% of crawlspace entrances I see every day. In this case, it is internal and modified, which is a good reason for stopping and analyzing.
I have seen sagging across openings as small as a standard crawlspace vent and other much wider openings with no issue.
This would prompt me to acknowledge the modification and recommend that my client seek building permit information, etc. But I would not call it a defect without visible evidence of sagging etc.
