Good Bones and Bad Framing

When discussing houses the phrase "it has good bones" comes up a lot. The idea is that the framing is good; meaning the walls aren't leaning in, rotted framing or other issues related to the structure.
Often these issues are somewhat hidden from view on a normal inspection.
But what if the home has "bad bones"?
Part of the benefit of a home inspection is to find out what kind of "bones" a home has. In the picture to the left you'll see some bad framing and what was done to correct the issue.
The first issue is the studs (vertical framing members) are in two pieces. This, to quote a well known therapist, is not OK. The point of stud is to transfer the weight (aka roof load) down to the foundation.
When the stud is in two parts the structural integrity is severely diminished.
The fix here is the right one.
New studs were installed right beside (sistered) the old, two-part the entire length. Again, right fix.

One place framing is almost always visible is in the attic.
Due to temperature changes, and other factors, roof and ceiling framing can go through some pretty extreme expand and contract cycles. As a result there is a possibility of checking and cracking.
To the right is the top chord of a truss. This is also known as a rafter. It is easy to see the problem here. The framing member has split in two.
The pieces that make up the roof framing on a structure are, obviously, what holds the roof up. Yes, this is just one piece in a rather large house but it is important to note and to repair.
The proper fix for this issue is similar to what was done in the wall framing above. A similarly dimensioned rafter should be sistered to either side of the break. The break should be closed up so as to make the bottoms of all pieces flush and it should be glued and screwed. This will form a sandwich of sorts and provide structural stability.
Minor structural issues are typical in houses of all ages and for various reasons. Like any home maintenance item the issue should be addressed immediately. The danger is the issue being viewed as no big deal and allowed to worsen. The framing, or bones, of a house are no different than the skeleton of our bodies. Everything is connected into a single system and is designed to work together.
When one piece, section or bone is damaged or weakened it also affects the pieces around it.
The issue may have developed while someone was living in the home and they just never noticed. However, when the property changes hands it is the perfect time to have a licensed professional look for these kinds of issues so they can be properly addressed.

Inspect BEFORE You List

You're finally ready to sell your home. You've researched other homes in your neighborhood, talked to a reputable real estate agent and feel like you have a pretty good idea what you'll make on the sale. |
Everything's in place...right?
Maybe not.
Although pre-listing home inspections have been available for quite some time the concept is often overlooked. To most the home inspection has always been the responsibility of the buyer. Indeed, a person buying a home should have it inspected to alleviate the potential "surprises" after closing. 

More and more agents for buyers and sellers are finding themselves in a final hour scurry to get items addressed in the buyers inspection report, renegotiate price based on said report and sometimes watching the deal cave.

There's a better way.

Your home may not look like the one in the picture above but there is a potential for hidden issues you won't be aware of without an inspection by a licensed professional.

For the seller, having an inspection completed prior to listing the property can take away a lot of the aforementioned headaches. Once the inspection is complete, sellers can sit with their agents and decide what needs to be fixed and what can be left as is. The information can also help in pricing the house for quick sale and to maximize the selling price. 

A pre-listing inspection can also put buyers at ease. They can see the condition of the HVAC, electrical and plumbing systems as well as the structural integrity of the house before they ever make an offer. They may still decide to have their own inspection in hand but many will not as a licensed inspector is an impartial third party. 

The current housing market is much different than it was in the middle of the last decade. A pre-listing inspection can provide an edge in the beginning as well as a more streamlined process as a closing date approaches. If you're selling a home, why wouldn't you?

Inspect...NOT Design

 Many home inspectors get wrapped up in a home's appearance and cosmetic issues instead of focusing on the job...inspector for safety and structural issues. As a general contractor I have looked at many home inspection reports that call out various appearance and design issues.
In the above picture we can see dark wall paneling, rust-colored shag carpeting (circa 1978), eyeball lights over the fireplace and a rough-sawn cedar mantel with an incredibly dark stain. To look at this room a perspective buyer cringe at the time capsule before them but are there any safety issues?
As an example, in this room the outlets should be checked to see if they are working and to make sure they aren't loose. In the case of this particular property the top half of every outlet was controlled by a single switch on the wall. While it is code to have one outlet so operated when no ceiling fixture exists, what we have here is fairly rare. Worth noting on an inspection report but not a safety issue.
The next thing is the fireplace and insert. As a potential source of unwanted house fire it should be thoroughly inspected and reported. The report should not include commentary on the gold bird appliques on the face of the insert, however.
Another area in this room is the patio door to the left. It should operate and function, lock and/or latch and be free of broken glass. The fact that it is a dark brown, aluminum frame door, while not incredibly attractive, is not an issue for the inspector...though it may be for the designer.
As a contractor walking through this room with a potential buyer, new owner or seller my conversation is going to be much different than if I walked through as an inspector. Yes as a contractor I walk properties with an eye on safety and structural issues. But I also have my designer hat on. The key is to not get the hats confused and certainly not wear them at the same time.
Yes the above room is hideous to me and probably most of you. But as an inspector looking at this room there is little to report.
And that's exactly how it should be.

In the Crawl Space

The crawl space is a dark, dank, creepy, subterranean hole no one wants to venture into. That said, there are certain trades that must traverse the icky and go below. When considering an inspector it's real important that he/she does a thorough inspection of the crawl space.
Pictured here is a crawl space in a 1930s home. There are several issues here but the main concern is the red posts. They are supporting horizontal boards that are in turn supporting a concrete slab. The joists are cut and a 2x installed to "cap" the joists. The posts are also resting on concrete blocks that are sitting on dirt mounds.
So what's the problem?
First of all the floor system isn't sized for an eight inch slab. The horizontal boards are "falling" to the outside wall and so is the concrete. This is putting undue strain on the floor system, outside wall and foundation.
The joists, when cut in the middle of a span, have to have a properly sized beam installed and that beam must transfer the weight to some point.
Sitting support posts loosely on blocks that are sitting on dirt is a huge problem as well. Any shift in the soil beneath could cause the floor to collapse. There should be footers poured at the proper depth for your climatic zone and the posts (properly sized) should be fastened at the top and bottom.
The issues found in this crawl space are numerous and in no way diagnosable from the top. In other words, you wouldn't know these problems existed if you weren't in the crawl space.
When I found what you see in the picture it ended up being an expensive fix for the owner of the property...but a necessary one.

Why Inspection Matters

In the early months of 2013 my wife and I discussed adding to the menu of services offered by Mayo & Sons Construction. We offer remodeling, handyman services, new construction as well as custom furniture. In truth, as time goes on I have been drawn more and more to furniture and away from "rough" carpentry.
Well, at the same time we were looking at homes to purchase with our real estate agent (also a personal friend). As we walked through a particularly distressed property I began discussing what I saw in great detail. after several minutes my friend/agent asked, "why aren't you a property inspector again?"
As is true in life, often the simplest questions are the most profound.
I began researching what was involved in becoming an inspector and what was required to be a good inspector. It turned out that I already possessed a bag full of skills and professional experiences essential to an inspector.
In May of this year I took the classes and test and became a licensed inspector.
During my time as a contractor I have worked with seller and buyer agents. I have also gone behind many inspectors and attempted to understand what it was they claimed to see. In many cases I found that the information contained in inspection reports was more about protecting the liability of the inspector than giving their client the information they needed.
In these dealings I also talked to agents and found the same to be true.
The job of a property inspector is to find potential safety issues and/or structural issues with the home. His/her job is not to hinder or hasten the sale of any property. In fact, I would argue the inspector's main job is a simple and direct mandate to provide essential information regarding the condition of a given property to his/her client.
Many of the reports I've reviewed go beyond that mandate and only serve to add confusion.
I knew I could do better.
So, in the summer of 2013 Mayo Property Inspections was born. My goal is quite simple. It is to provide my clients with the information necessary to make a clear evaluation of the observable condition of a property. That is all.
By combining my experience, formal education and training I believe Mayo Property Inspections will give clients the information they need.
In this blog I will share with you pictures and information regarding what to look for and what to do about it. It is, however, for your information only as each case will vary.
I hope you come back often and share your questions as we go.