Failing to verify that termite barriers and wood‑treatment applications are correctly installed can open the door to hidden infestations and accelerated decay. Termites may go looking for food and invade untreated framing, undermining load‑bearing members and leading to sagging floors or even wall collapses. Without proper inspection, early signs of moisture damage and wood rot go unnoticed, resulting in costly structural repairs and potential mold issues. Homeowners can also face voided warranties, difficulty securing insurance claims, and a significant drop in resale value when decay problems surface after closing.
Inspecting for proper spans of floor and ceiling joists is of great importance. Over-spanning either of these framing members can have catastrophic consequences if the dead and live loads can’t be supported by the over-spanned material. This can also have more grave consequences when bore holes or notches are made for plumbing and/or electrical lines in the already over-loaded framing members. A less severe consequence would be deflection of the floor which could negatively affect the appearance and longevity of the flooring material. For these reasons, I would always advise anyone building a new home to get a pre-drywall inspection.
Without a proper inspection, the client is in danger of potentially massive repair expenses. By not performing a thorough inspection, we are doing ourselves and the client a great dis-service. Being thorough and persistent is the key. If no evidence of WDI concerns, or if no issues with improper building materials, then we, as inspectors, need to look harder. This class is educating me to make me be a better inspector than I have been for these past 20 years.
I inspected a custom home, pre-drywall, where the beams spanning the basement ceiling, and carrying the dead load of the living room above, were over 24’ in length. The plans allowed for the span, but I thought the span was excessive. We were on the third floor over this span, when people walked in the living room and caused the top floor to “flex” up and down. Further evaluation by a structural engineer (advised in the inspection report) found the I-joists to be too light, causing a diaphragm effect between floors. All floor joists had to be cross braced in an “x” pattern to stop the floor bounce feeling. This topic may seem like a non-issue, since “builders follow the plans”, but even good plans can have flaws. We need to do our due diligence, and keep our eyes open.
Task 1 - allowable spans
If a pre drywall inspection is skipped and the builder failed to use the appropriate species lumber then the results could be structural failure of the framing members.
Decay Protection Inspection Essay
Here in coastal NJ there are a large number of homes built on crawl spaces. A short comparison of what I have found locally here in Ocean county. Homes built with crawl spaces that are mostly below grade and only 24 inches to the floor joist. When constructed they had foundation vents installed but they stayed in the closed position providing minimal ventilation. Grading around the home was mostly inadequate and roof drainage is discharging at the foundations. Installed vapor barriers were hit or miss and poorly installed. These conditions have resulted in termite evidence and or damage to the floor systems. Mold and fungal growth to floor joist from spotting in areas, to thick coatings of growth. The most damaging that I find to regularly is damp rot of floor joist. A screwdriver can easily penetrate the joist and even chunks of the joists can be pulled off with the bare hand. The implantation of proper drainage, vapor barriers, and ventilation would of prevented most of the conditions that are found regularly.
1 Like
Inspecting for Allowable Spans and Materials
When inspecting a home, it is important to ensure that the framing spans and materials comply with building codes. If joists, beams, or rafters exceed their rated limits or incorrect materials are used, this may lead to issues such as sagging floors, cracked walls, or structural failure in the future.
Such problems often arise due to insufficient inspection or lack of thoroughness. The appearance of solidity on the surface does not guarantee proper construction underneath. Particularly in new construction, verifying that spans adhere to code and that materials are approved for their intended use is crucial. Addressing these issues early is more cost-effective than undertaking major repairs later.
Therefore, scrutiny of framing and support structures is essential during inspections to safeguard the buyer’s interests.