So, tell me your opinion - is this an important or minor point?
On this pre-drywall inspection I noticed something from the garage that I don't see a lot and not many would notice at all.
When it was pointed out to the supervisor by my clients he said that it was something he had not noticed and he would have it figured out and properly finished.
I'm wondering, do you see what I see?
The door coming in from the garage is at an angle.
That means that the framing underneath is at an angle one way or the other way to the garage door.
The framing happens to be in the direction that I show with the blue lines, leaving a large, open area hidden by framing.
Given that fact, what the blue area describes is an area that is exposed to the garage and will not be insulated.
The only access to that space is a narrow, vertical gap, shown here, about 1" wide. That gap is right under the acute angle portion of the blue triangle above.
IF, and that is a big if, if that space is to be insulated it must first have been discovered and then a decision made as to how to do it.
I would recommend sealing up the other side and blowing in cellulose insulation until the space is completely filled.
That would provide fabulous and complete insulation.
What would happen if that space is not insulated?
I had a post on that! Click here!
Obviously, one thing that happens is that the wood floor will probably bulge upward from annual heat/cold cycles.
Another issue is that the floor will feel cold. Obviously.
The framing in this thermal image looks very similar to the framing in the subject house for my clients. And the blue line describes the problem as well.
I told them I would send them a thermal image of what that area would look like during cold weather.
The image is dramatically clear.
It perfectly describes the problem framed by my blue line.
I THINK IT'S AN IMPORTANT POINT!
What cannot be seen is the bulge in the floor. It is dramatic.
In addition to feeling a bulge there, if someday they wanted to put ceramic tile in that area it would not adhere. They would have to try to accommodate that bulge with a thick slather of latex base, which likely would not work over time. I bet the tiles would crack eventually.
The solution? Do what the supervisor recognized needs to be done, and doing what I suggested - blow in insulation now!
The insulation company they hire to do this house may or may not blow cellulose. Hopefully they do!
My recommendation: home inspectors have experiences. Some have done many, many inspections, and the file in their heads grows with each one. In this pre-drywall inspection, a probable future problem was likely averted by the experience of this home inspector. I recommend him highly. You should insist on him really. Really!
Jay Markanich Real Estate Inspections, LLC
Based in Bristow, serving all of Northern Virginia.
Office (703) 330-6388 Cell (703) 585-7560