What I'm Seeing Now

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Important Or Minor Point?

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. 

Wood warps!

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

www.jaymarinspect.com


Comment balloon 19 commentsJay Markanich • August 18 2013 05:05AM

Comments

It also does not look normal to have, I count 10(2x4) in a row on the wall of the door opening.

Posted by Richard Burge Realty/ Burge Homes, Broker in Charge/Owner (Richard Burge Realty/Burge Homes) about 5 years ago

Above this door, on that side, is a major load point Richard.  With such a stud array I always recommend that the studs be strapped high, middle and low.

Posted by Jay Markanich, Home Inspector - servicing all Northern Virginia (Jay Markanich Real Estate Inspections, LLC) about 5 years ago

Yes, that can be an issue, and esp for tile. Glad you caught it.

Posted by Debbie Gartner, The Flooring Girl & Blog Stylist -Dynamo Marketers (The Flooring Girl) about 5 years ago

Done did Cous!  Tile would surely be a problem.

Posted by Jay Markanich, Home Inspector - servicing all Northern Virginia (Jay Markanich Real Estate Inspections, LLC) about 5 years ago

Jay, that's a great catch. I could see the direction of the subfloor joint, but I certainly didn't recognize the ramifications of that. I learn something everyday from your posts!

Posted by Tom White, Franklin Homes Realty LLC, Franklin TN (Franklin Homes Realty LLC (615) 495-0752 or www.FranklinHomesRealty.com) about 5 years ago

Thanks Tom.  And I'm glad you do!  I learn something from every inspection!

Posted by Jay Markanich, Home Inspector - servicing all Northern Virginia (Jay Markanich Real Estate Inspections, LLC) about 5 years ago

Jay, I am having a hard time understanding what I am seeing. And that is EXACTLY why there needs to be good inspections all along the way for new construction! 

Posted by Andrea Swiedler, Realtor, Southern Litchfield County CT (Berkshire Hathaway HomeServices New England Properties) about 5 years ago

I had to re-read part of the part to get an understanding of what was happening but I can see your point as I read on Jay. Funny how the client notice this.

Posted by Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366, General Contractor, Dry Rot and Water Damage (Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366) about 5 years ago

Given the last two comments, I tweaked the post to new verbiage following the words, "The framing happens..."

Andrea - it is essentially a big hole hidden by framing, and therefore would be left without insulation.

Tom - check the tweak so see if I better describe it.  Thanks!

Posted by Jay Markanich, Home Inspector - servicing all Northern Virginia (Jay Markanich Real Estate Inspections, LLC) about 5 years ago

Ahhh... now I get it, thank you! Still tells me why a good inspection is needed throughout the building process. Because if the process was further along it would be a problem. 

Thanks for the heads up on the tweak, I only had one cup of coffee this morning and didn't even finish that. 

Posted by Andrea Swiedler, Realtor, Southern Litchfield County CT (Berkshire Hathaway HomeServices New England Properties) about 5 years ago

Hi Jay,

Anther good find by the Certified inspector. Always use a certified inspector.

The door needs to be re set. And don't get me started on the areas not insulated.

Have a good day in Bristow.

Best. Clint McKie

 

Posted by Clint Mckie, Desert Sun Home, Comm. Inspection 1-575-706-5586 (Desert Sun Home, commercial Inspections) about 5 years ago

Take a breather Andrea!  Glad you understand this version better!

Clint - they had done no insulation yet.  That was my point - how did they plan to get to this area?  And my clients said the supervisor was impressed that I noticed this.  Well, been there!  I have the T-shirt!

Posted by Jay Markanich, Home Inspector - servicing all Northern Virginia (Jay Markanich Real Estate Inspections, LLC) about 5 years ago

Jay -- of course you have been there and gotten the shirt.  That is why people in the Northern VA/Washington DC/Maryland area are so well served when you do their inspection for them!

Posted by Steven Cook (No Longer Processing Mortgages.) about 5 years ago

More folks need to warm up to the idea of insulation..it will save the more than just 'from the cold'.

Posted by Sally K. & David L. Hanson, WI Realtors - Luxury - Divorce (EXP Realty 414-525-0563) about 5 years ago

Steven - experience is just that.  And when things repeat, well, we have a pattern!

S&D - agreed!  And leave a space to be able to insulate things!

Posted by Jay Markanich, Home Inspector - servicing all Northern Virginia (Jay Markanich Real Estate Inspections, LLC) about 5 years ago

Hire that guy? I dunno....

Good catch and you are correcto mundo as usual!

Posted by Fred Hernden, CMI, Albuquerque area Master Inspector (Superior Home Inspections - Greater Albuquerque Area) about 5 years ago

That's a large area without insulation Fred.  And who knows how long before it starts to bulge.

Posted by Jay Markanich, Home Inspector - servicing all Northern Virginia (Jay Markanich Real Estate Inspections, LLC) about 5 years ago

Wood warps? Who knew ;)

Good catch and good solution. 

Posted by James Quarello, Connecticut Home Inspector (JRV Home Inspection Services, LLC) about 5 years ago

Well, it has to be insulated Jim.  Everyone knows that.  Apparently the supervisor was shocked it was caught.

I done did be there before!

Posted by Jay Markanich, Home Inspector - servicing all Northern Virginia (Jay Markanich Real Estate Inspections, LLC) about 5 years ago

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