Here in Northwest Minnesota, termites are generally not a problem but are present in very limited numbers. I have not observed any termite damage as of yet, but I remain vigilant as you just never know what may be around the next corner.
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While inspecting a potential flip home, I observed a situation where the homeowner had removed a load bearing wall, to open up a basement family room. The removal of that bearing wall resulted in over spanned floor joists for the main floor. The span on 2x8" floor joists was 21’ and joists were 16" on center. The floor upstairs was kind of like walking on a trampoline. The load bearing wall that was directly above was also removed, with the same over spanning result, in the rafter system. When checked with laser level, there was between 3 and 5" of sag in the living room ceiling.
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Inspecting for allowable spans and materials is very important to ensure the structural integrity and safety of the home. Allowable spans refers to the maximum distances a beam, rafter of joist can extend without excessive deflection or failure. The spans are determined by various means as well as the usage of the approved materials. Without an inspection, failure could easily occur in various materials due to the span exceeding their allowable limits. Failure such as sagging floors, cracking walls or even structural failure.
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You’ll often find anchor bolts measuring 8 to 10 inches in residential construction. Building codes generally mandate a minimum 7-inch embedment within the concrete. Consequently, if the visible portion of the bolt exceeds 3 inches, it implies the embedment may fall below the required depth.
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Task 1:
While conducting a home inspection it is very important to inspect for wood decay protection as it not only protects the home from decay, but it protects you from liability. If you miss that a ledger board for a deck does not have the proper flashing and now has wood rot, and the deck pulls away from the house and collapses causing injury you as the the inspect could be help liable for missing this if it is something you should have seen.
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Allowable Spans.
It is important to have a pre-dry wall inspection, as it is at this stage that all of the things that will be hidden behind the drywall can be seen. If allowable spans are not found or are missed during this inspection in can lead to sagging floors, roofs, or ceilings. Any over span needs to be caught and repaired by the builder prior to dry wall being installed.
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Inspecting for Decay Protection in Florida Residential Properties
In Florida, the high humidity and frequent rainfall create conditions conducive.
Homeowners should focus on the foundation and framing, checking for signs of water damage like discoloration and soft spots.
Elevated foundations are common; ensuring they are properly “sealed” against moisture is crucial, as is maintaining effective drainage systems, including gutters and downspouts.
Utilizing moisture-resistant materials and applying high-quality sealants can enhance protection against the elements.
Interior inspections should prioritize moisture-prone areas such as kitchens and bathrooms. Installing exhaust fans and ensuring proper ventilation helps manage humidity levels.
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Task; Inspection Allowable Spans
A home built with insufficient or improper materials or spans can lead to cracks in walls and foundations, sagging roofs, and even structural collapse, posing a serious safety risk. These defects can lead to costly repairs, lawsuits, decreased resale value of the home, etc.
When I inspect new construction I have found evidence a number of times of the workers urinating in corners. Dark stains. Odors. It is particularly common in the winter, during bad weather, of if the port-o-john is too far away from the house. I once found a big gulp cup full of urine sitting in wall framing partially obstructed. Buyers never like to hear that. I’m also finding builders ratcheting up the requirements to inspect new construction. Not sure if others are finding this.
Thank you for providing this course for us!
Task 1 Decay Protection:
In my part of Texas it is crucial to adequately inspect a structure to ensure protection from water intrusion and decay. Grading atound the home should have proper clearance, and should slope away from the foundation 6 inches over 10 feet, or promote water flow away by other means. It is also important that any untreated wood framing have adequate clearance from the grading and slabs. Proper flashing at the roof and walls is important in preventing water intrusion. Form boards around concrete should always be removed and a non-cellulose gap filler should be installed as needed. Wood rot and untreated wood in contact with the ground is considered a conducive condition for wood destroying insects. This area of Texas has a heavy subterranean termite presence, and they prefer decayed wood, so it is important that protection from decay is also present to prevent possible structural damage in the future.
Termite/Decay Inspection essay
As with so many other parts of the home, it is important to inspect crawlspaces and basements for moisture related defects because these areas are where termites would be attracted and would also invite decay of wooden framing members. So, once again, the importance of proper grading away from the foundation and properly installed downspouts and gutters should be stressed. Vapor barriers in crawlspaces are also an important first step against moisture intrusion and decay in the framing inside the crawlspace. These are just a few major first steps of inspecting for termites and decay.
Just getting started in the course. I was building houses years ago so much has changed. Look forward to learning the differences.
Looking forward to this one. I spent my life in construction, but this should be a good challenge!
pre drywall course - task 1 - allowable spans
A third party inspection can be a valuable third set of eyes on the job site to help catch problems and check the framers work. a inspector may not have the time to look at the house in depth and will just look for the minimums , hoping that other inspectors have done their job as well. A third party inspector can take more time and go room by room, system by system to ensure compliance and it taking more time to look may catch problems that someone else missed. inspectors usually have several inspections booked each day and have to try and budget their time
Floor Joists Spans
Floor Joist Spans are engineered distances a Joist can be unsupported in its length which is determined by length, Depth and width of Lumber used, including the Lumber species used in the construction in which each species has its own load bearing characteristics.
Within the ICC Code Book the Floor Joist Span Tables are set out with this criterion so that the limits of these members are clearly defined for Contractors, Inspectors or any person who requires this knowledge can check the Table Contents to be informed of maximum lengths Joists may be used.
As a home inspector, one of the most critical aspects I assess is the protection of wood components against decay. Neglecting proper inspection—or conducting a rushed, surface-level assessment—can lead to serious long-term consequences. When wood is left vulnerable to moisture due to poor construction practices or inadequate sealing, it can quickly become a breeding ground for decay and mold. In newly constructed homes, if water intrusion points like flashing, sealants, or drainage systems are not properly evaluated, the structure may suffer hidden damage before the first homeowners even move in. Over time, this can compromise the integrity of framing, support beams, and siding, resulting in costly repairs and potential safety hazards that could have been prevented with thorough inspection and attention to detail.
Starting pre drywall course now, any tips and pointers would be welcomed! Good luck to all!
As a humid state, Florida is particularly susceptible to wood decay. Some days, everything seems wet, with humidity levels reaching over 90%. It is essential to take every precaution when building or remodeling existing homes. Sourcing the right materials and fasteners and employing correct construction methods help prevent moisture penetration and enhance structural integrity. Inspectors must retain the knowledge provided by InterNachi to deliver quality opinions that help builders and homeowners ensure homes last.
Task 1 Decay Prevention
Inspections during this phase of construction can be vital for ensuring the longevity of the home and preventing premature decay. Water is the primary driver of decay so we begin by ensuring proper grading of the lot and distance of dounspout discharge, directing as much water away from the home as possible. It’s important to maintain proper clearance between untreated wooden structrural members or siding and the nearby grade. Treated lumber. elements should have clear quality marks. It’s important to maintain proper clearances in joist pockets and have capilary breaks to prevent moisture wicking up through the concrete or masonry.