Brand new home inspection, wood framed walls, and this section at the garage appears to be framed directly to the slab.
The foundation steps down to the slab where the wall transitions from interior to exterior.
This house was sloppy, but how does this stuff even pass county inspection?
Water will probably seep right in during heavy rainstorms, not to mention wood rot, possible termite damage, etc.
And I assume every unit is the same way.
Can you help me a bit here…where is the water coming from?
The paver area looks pitched to the street and there’s a roof over most of that area. The incidental sideways rain should run out or between the pavers draining directly. No? What am I not understanding here.
That base plate should be ground contact pressure treated. It doesn’t look very green though, looks like non treated.
Well, sideways rain could get in there, and seep under.
But the bigger issue is just the fact that the framing is on grade. I was trying to find the exact code reference, but framing should be elevated 6" above grade.
If that base plate starts to rot, there’s a two-story wall above it
These may help:
R404.1.6 Height above finished grade addressed the absolute minimum “height above finished grade” as being 6 inches for that part of the answer to your question.
R319 Protection against wood decay addresses another minimum height above grade - a minimum height for wood which is not preservative treated (pressure treated) or is not a naturally durable wood species needs to be at least (minimum height of) 6 inches above finished grade (FINISHED grade) per R319.1, item 5 … and if wood siding is to be applied, and if that wood siding extends below the bottom of the sill plate (as is common), then the minimum 6 inch height above finished grade is to the bottom of that wood siding.
R324 Flood-resistant construction addresses yet another minimum height above grade - this height could be much higher than the two preceding heights, all depends on any flood risk determination, if any has been determined - this would be a FEMA established level, see your local FIRMs (Floor Insurance Rate Maps) for any requirements regarding floor elevation.
Thanks Larry.
I’m sure it’s pressure treated, and the siding is hardi, but should still be elevated regardless…
It’s just really odd to see this on new construction, because that would have been so obvious at rough frame…
Unless there is something I’m missing here
You’re in FL so the flood risk is there.
And…
Maybe just narrate the potential issues, so the client can make an informed decision, then?
Slab-on-grade construction is common around here. Most of Texas construction is slab-on-grade. What I see in your photos that is different, is that it looks like they did a trim skirt over the edge of the slab down to grade. When in doubt, I’ve called up the AHJ to find out their reasoning on it.
Wow Larry. You really know how to research stuff. Thank you for those references, as I can use them in a course I am taking with the state of AZ. All through their training materials they list the minimum height above grade at differing levels: 2 inch, 6 inch, and 8 inch. Your references spell out the when and why the differences. Thanks again, Dan
Glad to help, Dan. 
That wouldn’t fly around here. Most cities here require 8” of foundation above grade.
The siding appears to be below the walkway.