predyrwall inspections: Steel Beams With A Great Butt
- 10/17/13 07:53 PM
I love going into a pre-drywall inspection and find things that are excellently done - like, for instance, steel beams with a great butt.
What, you say? Steel beams have a butt?
Yes, when they are butted one up against another!
This is a large house, with two steel beams holding up the main level and the load-bearing walls resting above.
It is exceptionally important that when two meet somewhere along the span that they not only butt against each other flush and true, but securely.
It is OFTEN that I see them resting on top of a column with the … (55 comments)
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predyrwall inspections: New Construction Afterthoughts
- 08/31/13 10:13 PM
I run into all kinds of things on pre-drywall inspections - many things we could call New Construction Afterthoughts.
Interestingly, they created the walls for the rear stair well.
But they only cut a regular door opening.
The buyer was the one who noticed it!
They cut this opening a few days prior to our pre-drywall inspection.
Above this opening is a tall, cathedral-ceiling wall and lots of weight.
The double 2x6 spanning that opening is certainly not the end of this.
They will have to provide a header.
The opening there now is just large enough for a regular sliding … (58 comments)
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predyrwall inspections: What A Difference A Year Makes!
- 07/25/13 08:25 PM
Can I say it again - what a difference a year makes!
A year ago I did a final inspection on a new condo and just the other day the one-year warranty inspection. This is my blog about the final inspection here.
There were a number of things in the report, but two main things that I found dangerous.
First, a roof-top AC unit needed access. The roof access door was silly. It was made for indoors, had already swollen and rotted terribly, and one of my Boy Scouts could have gotten into the door knob with a pocket knife. I … (52 comments)
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predyrwall inspections: A Plumbing Clean Out And A Pre-drywall Inspection
- 07/12/13 07:37 PM
It's a great combination - a plumbing clean out and a pre-drywall inspection.
The two go together well.
This is a three-level townhouse, on a slab.
And this is the lower-level powder room.
Behind it is the staircase cavity, without future access.
Behind that is the laundry room, beside the staircase.
All three of these locations will have drywall.
Plumbing clean-out ports are located inside and outside all new construction.
In this house there are two inside.
This is one of them.
You will notice that it is not only behind the drywall of the powder room, but the toilet as … (44 comments)
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predyrwall inspections: You Can't Leave Low Spots In Bathroom Vent Tubing In The Attic
- 06/14/13 07:24 PM
No matter what, you can't leave low spots in bathroom vent tubing in the attic.
Every now and then the bathroom vent has a long way to go as it traverses an attic space.
The longer it is, the more condensation can develop.
In this case the tubing runs quite a distance, so the on bathroom has insulated vent tubing.
That is to control condensation.
But it still develops.
Where?
At the opening on the roof. In winter months condensation will develop there and come back down the tubing.
However, if there is a low spot it will collect there!
It … (14 comments)
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predyrwall inspections: Do Unto Others As You Would Have Others Do Unto You
- 06/12/13 09:08 PM
Do unto others as you would have others do unto you is simply a formula for life and business. Imagine, imagine what life would be like if everyone subscribed to that rule for life!
There are two kinds of builders -
Builder One - during the pre-drywall inspection the house is empty of workers and noise, the house has be cleaned of debris and dangerous objects, and swept clean even of sawdust. There are secure guardrails in place. Any hardwood stairs have been protected so they aren't damaged and ruined. The people who work there have been instructed to care for … (20 comments)
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predyrwall inspections: A Tale Of Two Tubes And AC Condensation
- 06/11/13 09:32 PM
I have seen this three times in the last four pre-drywall inspections - I should call it A Tale of Two Tubes and AC Condensation.
Larger houses have two HVAC systems (or more) with one usually in the attic space.
This is the most efficient way to do it - the service tubes can run unfettered in the attic space to the ceilings of each room they provide conditioned air for. Being in the ceiling the registers do not get in the way of furniture or life.
Since the unit is in the attic it needs to do something … (33 comments)
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predyrwall inspections: A Pre-drywall Inspection Find, And A Quick Repair
- 06/07/13 08:10 PM
This happened within a couple of days - a pre-drywall inspection find, and a quick repair.
Depending on the house and the amount of plumbing each will have two or three indoor clean-out ports on a main drain line. There is another one in the yard outdoors.
This is in case your drains clog to allow a plumber quick access inside the drains to run a snake to clean out the obstruction.
While that happens very seldom, it happens! And it's important to have easy access. If it should ever happen to you, be sure to stand right beside the plumber … (13 comments)
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predyrwall inspections: Dormers As Architectural Details CAN Look Good, But Can Rot Quickly
- 05/01/13 09:34 PM
On new construction I see a lot of dormers on roofs that are simply interesting architectural details and have no function other than to look good.
Dormers as architectural details CAN look good, but can rot quickly.
I say that for lots of reasons.
There is usually a lot of wood.
Of course, wood has six sides! All sides MUST be primed and the exposed faces painted with two coats ON TOP OF the primed coat.
They say to never say never. In my experience (that is my disclaimer) builders NEVER prime all six sides. During an inspection I can see … (25 comments)
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predyrwall inspections: Pre-Drywall Inspection Things You Really Like To See - 2 of 2
- 02/10/13 07:41 PM
This is the second post of two about pre-drywall things you really like to see. And, these things certainly represent a best practice by any builder.
These are a few more things that were not only impressive about this new construction, but could be looked for in any pre-drywall inspection.
First, from the moment I arrived in the garage, and viewing all three floors, including a basement, the place was spic and span.
There was no debris anywhere. NO nails to step on. NOTHING for clients to trip on. Even the dust had been swept.
The guardrail and handrail constructed for … (12 comments)
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predyrwall inspections: Pre-Drywall Inspection Things You Really Like To See - 1 of 2
- 02/09/13 08:47 PM
Pre-drywall inspection things you really like to see - 1 of 2. These things all represent BEST PRACTICES. They are wonderful to see!
For me, pre-drywall inspections are crucial. They are the only time to see the house in a skeletal state. There is no other time to see these things!
I think the most important thing to look for is weight transference. Do load-bearing walls line up on top of load-bearing walls or other support, like a foundation wall or steel beam? Do load points line up on top of proper support? Are headers properly sized and properly supported on … (28 comments)
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predyrwall inspections: Pre-Drywall Is The Only Time To See Proper Weight Transference!
- 02/07/13 07:59 PM
In my opinion, one of, if not THE, most important things to see pre-drywall is load transference. And pre-drywall is the only time to see proper weight transference!
I was impressed to conduct a pre-drywall inspection in a house WITH SO MANY THINGS DONE RIGHT that I could use it as a model to teach home inspectors how to do a pre-drywall inspection and what to look for!
It was clean as a whistle, all three floors. Things were square and strapped and solid and marked. Impressively so.
Finding three major load points from top to bottom I look for two … (20 comments)
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predyrwall inspections: Isn't A Front Porch Roof Heavy? How Should It Be Attached?
- 01/27/13 06:34 PM
I like a front porch on a house, which usually has its own roof. But, isn't a front porch roof heavy? How should it be attached?
Compared to Mother Nature's power, a front porch roof weighs very little. It should be attached such that it is a part of the structure of the house.
This porch is about 20' long, with its own roof.
The roof structure is such that a porch swing could be installed and the porch could be used for sitting or relaxing.
It is done right in that it extends off the end of the house, so … (45 comments)
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predyrwall inspections: Hanging By A Thread, I Mean A Nail
- 01/01/13 05:41 PM
Pre-drywall inspections are sometimes done before and sometimes after the County inspections. This one was done after the County and immediately before the drywall. I did an inspection on another property by this builder and they do a pretty good job.
But sometimes things slip.
This staircase would have slipped, sooner than later. It was hanging by a thread, I mean a nail.
The entry way has two wooden, circular staircases leading to the upper level. Very pretty, very elegant.
Because they wanted to preserve the wood, they had been covered with plastic and blocked off so they would not be … (26 comments)
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predyrwall inspections: HVAC Register Placement - Where Can You Put The Furniture?
- 12/04/12 06:51 PM
It's pretty important to think in advance when the HVAC system is planned because with thoughtless HVAC register placement - where can you put the furniture?
When HVAC registers are in the floor, usually, they are placed in front of and under windows. This allows the pressurized, conditioned air to mix with any air flow around or through windows. Also, typically, furniture is not placed in front of windows.
Walking into the master bedroom in this new construction pre-drywall inspection, there were two floor registers.
One was between the two windows (can you see it in the photos?) and the other … (29 comments)
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predyrwall inspections: Suffocation - When Attic Venting Is Blocked
- 12/02/12 05:17 PM
One thing that is easily visible on pre-drywall inspections is attic ventilation. What you don't want to see is suffocation - when attic venting is blocked.
Over the years attic ventilation has changed, and even improved. In fact, there is even a theory out there that subscribes to NO attic venting, based on the kinds of materials used to insulate the attic. But that is another story.
One of the most effective forms of attic ventilation is called soffit and ridge venting.
Intakes are provided for air to get into the attic space from the soffits under the gutters.
Another long, … (68 comments)
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predyrwall inspections: These Things Are Exhausting
- 09/26/12 09:27 PM
When you are talking about high-efficiency furnaces, as you know, these things are exhausting combusted air when in operation.
And when you are talking about weird furnace vent installations, and when dealing with new construction, I see things that bother me and these things are exhausting.
This is the exhaust line for a high-efficiency condensing gas furnace.
Due to the size of the chase housing the return vent, and where they put the furnace air intake line and main plumbing drain, there was no room to configure the furnace's exhaust.
So they drilled one hole, looked at it and determined it … (16 comments)
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predyrwall inspections: Sooner Or Later We Will All Step In It
- 09/20/12 07:08 PM
As we go through life, certainly, sooner or later we will all step in it.
BUT WE SHOULDN'T HAVE TO WORRY ABOUT THAT IN OUR KITCHEN!
On a recent pre-drywall inspection I noticed something, looked to see why, and then explained it to my client.
She had been through the house many times, even with her parents. I noticed about 10 things that caused me pause, and would be chicken bones in the throat of the buyer.
This is one of those things.
On the left is where a hole had been prepared in the floor to house the HVAC register.
… (84 comments)
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predyrwall inspections: Resting Your Heavy Load
- 09/11/12 09:09 PM
When hiking or camping you have to plan breaks to allow for resting your heavy load.
And some of us have heavier loads than others!
Take this new construction for example. One of the most important things to look for in new construction is transfer of loads. Do support points above rest on a point directly below, which in turn rests on another point directly below?
There is a reason the first thing built in a house is called the FOUNDATION.
My Oxford dictionary, which I consult nearly every day, has six definitions for foundation. The first says this:
noun 1 … (54 comments)
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predyrwall inspections: You Can ONLY See This Kind Of Thing PRE-DRYWALL - 3 of 3
- 08/17/12 08:49 PM
This is the last of a small series of three posts called you can ONLY see this kind of thing PRE-DRYWALL.
Pre-drywall inspections are essential to the building process and this is being realized by more and more buyers.
One of the reasons these folks bought this house was the master bedroom design.
It takes up almost 1/2 of the upper level!
The sleeping area is large, with an attached, and large, sitting area. The sitting area is down two steps from the sleeping area.
Separating these two rooms is a gas fireplace.
It can be seen from both sides. They … (13 comments)
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I love going into a pre-drywall inspection and find things that are excellently done - like, for instance, steel beams with a great butt.
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