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Insurance Matters — The Elevator and the Death of a Child An analysis by Michael Casey of Casey, O’Malley Associates and Robert Pearson of the Allen Insurance Group An Inspector performed an inspection on a home that contained an elevator. In his report under the “Doors/Stairs” section the inspector wrote “Consult contractor regarding remodel/installation of stair and removal of elevator. Elevator appears functioning and satisfactory at time of inspection”. Under the “Walls” section of the report he wrote “Wall structure not plumb in elevator area, structure appears modified. Consult contractor regarding repair/remodel/installation of stairs between levels and returning the laundry/bathroom to original layout”. In both sections he marked “Consult specialist”. The elevator was made of plywood and did not have doors. It was installed by the sellers – with no permit.
A short time after the buyer (a single parent) moved in, her 8 year old son was pinned between the floor and heating duct work as the elevator was moving. The child died in his mother’s arms after she had freed him. We are not aware of any standards that require any inspection of an elevator what so ever. Most standards exclude any requirement to report on any system or component not specifically addressed in the standards. By mentioning that the elevator was functional at the time of the inspection we lost all ability to defend the claim. It did not matter that he recommended removal of the elevator – particularly in the case of a child’s death. The inspector’s insurance company spent $100,000 in defense expenses and finally settled the matter for $140,000. It is unusual to have an elevator in a home and the following comment could have been used to protect the inspector. Also in this particular situation the elevator installation had affected the integrity of the structure so a comment was necessary regarding that situation. “The home has an elevator. Elevators are unique systems and are outside the scope of our standards of practice and it was not inspected. We are not qualified to inspect elevators and recommend you have a qualified specialist contractor inspect the elevator prior to settlement/close of escrow”. In closing, normally we recommend being silent on systems and components that are not required to be inspected by the standards of practice you reference. However, when you have a potentially life threatening situation, it is our recommendation you use comments like the preceding to protect yourself and put your client on notice to have the system evaluated – even if they chose to not do so. Bob Pearson is the Executive Director/Vice President of the Allen Insurance Group. He began his career in home inspections in 1985 and has had three inspection businesses. He has performed thousands of inspections, with an emphasis on commercial properties. In 1992 he was employed by the Allen Insurance Group to create their home inspectors program. He is a member of many inspector associations and is widely recognized as an expert on home inspector insurance.
This Issue ... Affiliate Spotlight - Home Inspection Reporting System Ethics - Find a Hurt and Be a Solution Technical Article - Foundation Framing Connections July 2009 BOD Synopsis (Members Only) Membership Survey Results Summary (Members Only) CREIA July 2009 Leadership Day and BOD Meetings Photos
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Congratulations! New Candidates Paula Martin New CCIs Brian Dwight
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August 2009 | Archives
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Insurance Matters — The Elevator and the Death of a Child An analysis by Michael Casey of Casey, O’Malley Associates and Robert Pearson of the Allen Insurance Group An Inspector performed an inspection on a home that contained an elevator. In his report under the “Doors/Stairs” section the inspector wrote “Consult contractor regarding remodel/installation of stair and removal of elevator. Elevator appears functioning and satisfactory at time of inspection”. Under the “Walls” section of the report he wrote “Wall structure not plumb in elevator area, structure appears modified. Consult contractor regarding repair/remodel/installation of stairs between levels and returning the laundry/bathroom to original layout”. In both sections he marked “Consult specialist”. The elevator was made of plywood and did not have doors. It was installed by the sellers – with no permit.
A short time after the buyer (a single parent) moved in, her 8 year old son was pinned between the floor and heating duct work as the elevator was moving. The child died in his mother’s arms after she had freed him. We are not aware of any standards that require any inspection of an elevator what so ever. Most standards exclude any requirement to report on any system or component not specifically addressed in the standards. By mentioning that the elevator was functional at the time of the inspection we lost all ability to defend the claim. It did not matter that he recommended removal of the elevator – particularly in the case of a child’s death. The inspector’s insurance company spent $100,000 in defense expenses and finally settled the matter for $140,000. It is unusual to have an elevator in a home and the following comment could have been used to protect the inspector. Also in this particular situation the elevator installation had affected the integrity of the structure so a comment was necessary regarding that situation. “The home has an elevator. Elevators are unique systems and are outside the scope of our standards of practice and it was not inspected. We are not qualified to inspect elevators and recommend you have a qualified specialist contractor inspect the elevator prior to settlement/close of escrow”. In closing, normally we recommend being silent on systems and components that are not required to be inspected by the standards of practice you reference. However, when you have a potentially life threatening situation, it is our recommendation you use comments like the preceding to protect yourself and put your client on notice to have the system evaluated – even if they chose to not do so. Bob Pearson is the Executive Director/Vice President of the Allen Insurance Group. He began his career in home inspections in 1985 and has had three inspection businesses. He has performed thousands of inspections, with an emphasis on commercial properties. In 1992 he was employed by the Allen Insurance Group to create their home inspectors program. He is a member of many inspector associations and is widely recognized as an expert on home inspector insurance.
This Issue ... Affiliate Spotlight - Home Inspection Reporting System Ethics - Find a Hurt and Be a Solution Technical Article - Foundation Framing Connections July 2009 BOD Synopsis (Members Only) Membership Survey Results Summary (Members Only) CREIA July 2009 Leadership Day and BOD Meetings Photos
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Congratulations! New Candidates Paula Martin New CCIs Brian Dwight
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Affiliate Spotlight: Horizon by Carson Dunlop is a complete home inspection business and reporting system developed by the most respected name in professional home inspection: Carson, Dunlop & Associates. With more than 30 years experience as industry leaders, we know what it takes to operate a successful business and effectively work with customers before, during and after an inspection. We’ve combined these tools into one system, Horizon, created by home inspectors, for home inspectors. Carson Dunlop has been devoted to building inspection since 1978. Inspector training and resources include The Home Study System, ASHI@Home, The Illustrated Home and The Home Reference Book. Carson Dunlop continues to lead in innovation with Horizon Home Inspection Reporting software. Horizon is a perfect solution for inspectors who need an affordable package to write reports on Laptop or Tablet computers, or on PocketPCs, online or offline. Horizon provides the flexibility to work at the office or onsite. Horizon helps to shorten the report writing process without sacrificing the very high quality finished product. Horizon is user-friendly, getting you up to speed in no time. Horizon includes business tools that track, manage and report on your business success. “The price is so compelling” and it includes free set-up, free scheduling and work order functions, free report hosting and archiving (photos too!), free support, and free updates! – J.Kwasnik Key Features:
Horizon makes a good inspector look great! Get up and running for $240. For more information about Horizon, or to schedule a demonstration, please email John Kwasnik or call 800-268-7070.
Ethics - Find a Hurt and Be a Solution My mentor, for inspection matters, lives in community outside of Denver. When I visit Colorado, particularly the higher elevations, he encourages me to make sure I arrive a day or so before any scheduled events to become acclimated to the elevation. Several years ago I attended an inspector conference he had put together in Breckenridge, Colorado. Breckenridge sits just a few feet below outer space in terms of elevation. I soon realized there are places in Colorado where, like Breckenridge, they forgot to put oxygen in the air. I returned to Colorado a few days ago to attend to a church related conference, with my mentor friend, at the University of Colorado in Boulder. He assured me there was oxygen in the air in Boulder. The weather was perfect, but I found the air to be a little too clean for my California constitution. I’ve always felt you need a few impurities in the air to ward off sickness. On the positive side I think the clean air gave rise to clear thinking. That is a rare event in my case. The conference did not shed any new light on how to inspect a garage or safely climb a ladder. However, regardless of what kind of conference I attend, I always find little nuggets of truth that I can use to make improvements to myself, my marriage and my business relationships. The CREIA web site states that the “Code of Ethics establishes guidelines for our interactions with our clients, sellers, and agents. These guidelines foster a higher level of public trust of our profession and organization as clients and agents learn they can depend on our clear, ethical behavior. We agree to abide by the Code as a condition of CREIA membership. Adherence to the ethical guidelines is critical in promoting our credibility as individuals and as an organization.” Over the last months there has been an increase of phone calls, emails as well as ethics complaints which center on the business relationships. As I look at these communications, I see a common thread. The real estate community is hurting. Financially, emotionally, physically they are hurting. One of the speakers at the Boulder conference was the former head football coach at the University of Colorado. He spoke specifically about the responsibility that churches, of all flavors, have in helping the homeless, poor, widows, orphans, the unemployed, etc. Without going into the specifics of his presentation, he gave me one of those transferable nuggets that I can use in my business relationships. Churches lose creditability and influence when they are not out meeting the needs of the community. He essentially said, find a hurt in the community and be a solution to the hurt. There are certainly many in the real estate community who are hurting. What’s the nugget? CREIA is uniquely situated in the struggling real estate community to be a source of encouragement. I am swift to get on the phone with a Realtor® and ask for an inspection, I must admit it's been a long time since I’ve gotten on the phone with a Realtor® to ask them how they are doing and provide a word of encouragement. I spend a lot of time being frustrated with title companies who are late in sending my escrow check. I can’t remember the last time, if ever, I called a title company to encourage them, rather than “rag” on them. Eighty percent of the students in my daughter’s surgical technology class are unemployed mortgage brokers who are scrambling to find another career. We all know many inspectors who have retired their flashlights and are out looking for other work. I would encourage CREIA members to block out just 15 minutes a week and spend that time providing encouragement to those in the real estate community. Why should we do it? Not because it would increase our business, even though it probably would, but because it’s the right thing to do. Providing random acts of kindness and compassion is not a new idea but maybe for the inspection industry, it’s an idea whose time has come. When the real estate community thinks of CREIA I would hope they see us as a breath of fresh air. Submitted byDavid Pace, CREIA MCI, Ethics Chair Page 2 |
Congratulations! New Candidates Paula Martin New CCIs Brian Dwight
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August 2009 | Archives
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Affiliate Spotlight: Horizon by Carson Dunlop is a complete home inspection business and reporting system developed by the most respected name in professional home inspection: Carson, Dunlop & Associates. With more than 30 years experience as industry leaders, we know what it takes to operate a successful business and effectively work with customers before, during and after an inspection. We’ve combined these tools into one system, Horizon, created by home inspectors, for home inspectors. Carson Dunlop has been devoted to building inspection since 1978. Inspector training and resources include The Home Study System, ASHI@Home, The Illustrated Home and The Home Reference Book. Carson Dunlop continues to lead in innovation with Horizon Home Inspection Reporting software. Horizon is a perfect solution for inspectors who need an affordable package to write reports on Laptop or Tablet computers, or on PocketPCs, online or offline. Horizon provides the flexibility to work at the office or onsite. Horizon helps to shorten the report writing process without sacrificing the very high quality finished product. Horizon is user-friendly, getting you up to speed in no time. Horizon includes business tools that track, manage and report on your business success. “The price is so compelling” and it includes free set-up, free scheduling and work order functions, free report hosting and archiving (photos too!), free support, and free updates! – J.Kwasnik Key Features:
Horizon makes a good inspector look great! Get up and running for $240. For more information about Horizon, or to schedule a demonstration, please email John Kwasnik or call 800-268-7070.
Ethics - Find a Hurt and Be a Solution My mentor, for inspection matters, lives in community outside of Denver. When I visit Colorado, particularly the higher elevations, he encourages me to make sure I arrive a day or so before any scheduled events to become acclimated to the elevation. Several years ago I attended an inspector conference he had put together in Breckenridge, Colorado. Breckenridge sits just a few feet below outer space in terms of elevation. I soon realized there are places in Colorado where, like Breckenridge, they forgot to put oxygen in the air. I returned to Colorado a few days ago to attend to a church related conference, with my mentor friend, at the University of Colorado in Boulder. He assured me there was oxygen in the air in Boulder. The weather was perfect, but I found the air to be a little too clean for my California constitution. I’ve always felt you need a few impurities in the air to ward off sickness. On the positive side I think the clean air gave rise to clear thinking. That is a rare event in my case. The conference did not shed any new light on how to inspect a garage or safely climb a ladder. However, regardless of what kind of conference I attend, I always find little nuggets of truth that I can use to make improvements to myself, my marriage and my business relationships. The CREIA web site states that the “Code of Ethics establishes guidelines for our interactions with our clients, sellers, and agents. These guidelines foster a higher level of public trust of our profession and organization as clients and agents learn they can depend on our clear, ethical behavior. We agree to abide by the Code as a condition of CREIA membership. Adherence to the ethical guidelines is critical in promoting our credibility as individuals and as an organization.” Over the last months there has been an increase of phone calls, emails as well as ethics complaints which center on the business relationships. As I look at these communications, I see a common thread. The real estate community is hurting. Financially, emotionally, physically they are hurting. One of the speakers at the Boulder conference was the former head football coach at the University of Colorado. He spoke specifically about the responsibility that churches, of all flavors, have in helping the homeless, poor, widows, orphans, the unemployed, etc. Without going into the specifics of his presentation, he gave me one of those transferable nuggets that I can use in my business relationships. Churches lose creditability and influence when they are not out meeting the needs of the community. He essentially said, find a hurt in the community and be a solution to the hurt. There are certainly many in the real estate community who are hurting. What’s the nugget? CREIA is uniquely situated in the struggling real estate community to be a source of encouragement. I am swift to get on the phone with a Realtor® and ask for an inspection, I must admit it's been a long time since I’ve gotten on the phone with a Realtor® to ask them how they are doing and provide a word of encouragement. I spend a lot of time being frustrated with title companies who are late in sending my escrow check. I can’t remember the last time, if ever, I called a title company to encourage them, rather than “rag” on them. Eighty percent of the students in my daughter’s surgical technology class are unemployed mortgage brokers who are scrambling to find another career. We all know many inspectors who have retired their flashlights and are out looking for other work. I would encourage CREIA members to block out just 15 minutes a week and spend that time providing encouragement to those in the real estate community. Why should we do it? Not because it would increase our business, even though it probably would, but because it’s the right thing to do. Providing random acts of kindness and compassion is not a new idea but maybe for the inspection industry, it’s an idea whose time has come. When the real estate community thinks of CREIA I would hope they see us as a breath of fresh air. Submitted byDavid Pace, CREIA MCI, Ethics Chair Page 2 |
Congratulations! New Candidates Paula Martin New CCIs Brian Dwight
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August 2009 | Archives
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Technical Article Proper connections between the framing of a dwelling and the foundation system are critical. These connections provide the path to transfer building live and dead loads down through the structure to the foundation system where it is dispersed into the soil. The further down the load path you go – the higher the stress on the connections. Baring wood decay or other issues, wood-framing members themselves rarely fail. It is the connections that fail when exposed to high stress conditions. In California, we generally call those “earthquakes.” Framing Connections Are Critical Where the framing members are not continuous from foundation sill to roof, the members must be properly secured to insure a continuous load path. Metal fasteners or straps may be required to be installed to insure a continuous load path. At the bottom of a braced or shear wall, the attachment of the plate and the floor decking to the floor framing provides the load and shear transfer from the wall and the floor diaphragm to the floor framing below. When nails or lag screws resist shear, they must be sufficiently long enough to penetrate through the sole plate and floor sheathing into the framing member below. The fastening requirements for wood framed construction are found in CBC 2007 Table 2304.9.1. For full load values, the CBC specifies a minimum fastener penetration into the framing member. When the minimum fastener penetration falls below the values specified in the relevant table, the fastener cannot be taken into consideration when calculating the load capacity of the system. The CBC requires that all wood studs have full bearing on the sill or plate. While notching a stud over a foundation bolt is a common practice, it is improper. It is impossible to properly nail the stud to the sole or plate if a significant portion of the stud is missing. The manufacturers installation instructions for preservatively treated (PT) lumber have required hot-dipped galvanized fasteners for a number of years. In practice, those requirements were largely ignored. Starting circa-2002/2003, the EPA forced manufacturers to discontinue the use of arsenic-based chemical treatments. This shift produced some unintended consequences. The current generation of preservatively treated lumber uses either copper-based or borate-based chemical treatments. The borate-based products are water-soluble and must not be exposed to weather. The borate products are significantly less corrosive than copper-based materials. The copper-based products constitute much of the preservatively treated lumber used. Copper-based preservatively wood is highly corrosive. Where preservatively treated lumber is used, it is critical that appropriate fasteners must be used. Since the load is cumulative, the further down the load path you go – the higher the forces involved are. The point of highest stress is generally at the connection between the wood framing and the concrete foundation. Imagine the impact on a dwelling if the shear panels and cripple studs are nailed into a PT mudsill using improper fasteners. In a short while, corrosion will compromise these critical connections. We then have a dwelling that is essentially not secured to the foundation. There are some indications that even hot-dipped galvanized may provide insufficient corrosion protection with the copper-based products. In some multiple story building, double sole plates may be encountered. The second sole plate may have been installed to act as a form for poured-in-place lightweight concrete or gypsum sub-floor material. Where this occurs, it is important to maintain a load path through both plates. In new construction, this is accomplished by nailing the first sole plate and second sole plate with a sufficient number of nails specified by a design professional. In existing construction, it may be necessary to use extra long nails or screws through both plates so that the fastener has enough penetration into the framing member below.
Connections At Sill Plates In older construction the existing anchor bolts in the sill plate are usually smaller diameter bolts. Washers may or may not be installed. The bolts will generally be spaced much further apart than current requirements. Older bolts may be degraded due to rust/corrosion. Some older buildings pre-date the requirements for bolting of the sill plates to the concrete stem wall. When retrofitting these older foundations, special retrofit anchors must be used to strengthen the sill plate to foundation connection. Retrofit sill plate anchors are installed in two ways: drilled-in anchors through the sill plate or side plates that connect the sill plate to the foundation concrete or masonry. Side plates are used when there is not enough room to stand a drill motor on top of the sill plate. Anchor Bolt Spacing Requirements Anchor Bolt & Washer Size During the 1994 Northridge, CA earthquake, the sill plates secured with older style washers or no washers were found to split or pulled through the anchor bolts. It was found that a square plate washer is far more effective in a creating good connection between the sill plate and the bolt. They also make tightening of expansion anchors easier. In SDC D & E 3”x3” plate washers are required. These washers are required to be a minimum of .229” thick – that is almost a ¼”. These washers may be slotted to allow for centering on the sill. When slotted washers are used, a standard cut washer must also be used on top. Bolt Clearances To The Outside Edge Of The Foundation When the foundation walls are located slightly out of position, contractors will sometimes “fudge” the wood wall location. They do this by partially overhanging the sill plate at the edge of the foundation wall. When such a condition is encountered, a registered design professional should be consulted. If the wall overhang is severe or the required edge distances are not provided, a special repair or connection may be needed to effectively transfer the shear loads. Provide Proper Depth Of Embedment In The Concrete Installing Retrofit Anchors Drilled-in retrofit type anchors come in two basic types: mechanical and adhesive. Adhesive anchors have the advantage of working in lower strength existing concrete. They are more expensive to install than mechanical anchors and require greater quality control during installation. Mechanical wedge anchors are easier to install but generally require greater concrete strength due to the concentration of stress at the expansion clip. When sufficient concrete strength exits, either adhesive or mechanical anchors may be used. Generally the strength of both anchor types in concrete is greater than their strength in the wood sill plate. All anchoring products should be installed per the manufacturer’s installation instruction. Always check with manufacturer and the local building official to determine if special inspection is required. Normally, drilled-in anchors should be installed near the center of the sill plate. This will furnish the minimum required 1-½ bolt diameter edge distance in the wood, For 2 x 6 sill plates, this will generally provide adequate edge distance in the concrete. When edge distance permits, drilled-in anchors can be installed directly through the blocking added for cripple wall strengthening but longer anchors are needed to provide the minimum depth of embedment in the concrete. Longer anchors may also be required when in older construction where the sill plates are actually a full 2” thick as opposed to the 1-5/8” actual thickness found in nominal lumber. Installing Mechanical Retrofit Foundation Anchors Wedge anchors must be properly torqued per the manufacturers requirements to properly set them in concrete. For sill plate anchors, the range is generally 50-120 ft-lbs. Under-torquing a bolt can result in pullout under stress. Over-torquing the bolt can result in compression/damage to the wood sill plate under the washer. Always follow the manufacturer’s recommendation for the required torque and use a calibrated torque wrench. Installing Adhesive Retrofit Foundation Anchors The manufacturer’s recommendation will show the minimum embedment depths required. When holes are drilled deeper than required, nuts and plate washers should be installed on the mechanical and adhesive anchors before the pass through the sill plate. This will prevent the anchor from sinking too deep into the hole. The adhesives used are expensive. Consistently drilling holes deeper than necessary will result in higher than necessary material costs. USE ALL-THREADED ROD COMPLETELY FILL THE HOLE IN THE SILL PLATE WITH ADHESIVE INSTALL ALL-THREAD ROD WITH THE PLATE WASHER AND NUT ATTACHED WAIT UNTIL FULLY CURED BEFORE TIGHTENING FOLLOW SAFETY REQUIREMENTS Installing Side Plates Lag screws require two different diameter pre-drill holes. The larger diameter pre-drilled hole is for the solid shank portion of the screw. This hole should be drilled the diameter as the screw itself. The second hole is the pre-drill hole for the threaded portion. This hole must be smaller than the threaded diameter in order for the lag screw to grip the wood. Retrofit Interior Post To Girder Connections Submitted by: Skip Walker
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Congratulations! New Candidates Paula Martin New CCIs Brian Dwight
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Technical Article Proper connections between the framing of a dwelling and the foundation system are critical. These connections provide the path to transfer building live and dead loads down through the structure to the foundation system where it is dispersed into the soil. The further down the load path you go – the higher the stress on the connections. Baring wood decay or other issues, wood-framing members themselves rarely fail. It is the connections that fail when exposed to high stress conditions. In California, we generally call those “earthquakes.” Framing Connections Are Critical Where the framing members are not continuous from foundation sill to roof, the members must be properly secured to insure a continuous load path. Metal fasteners or straps may be required to be installed to insure a continuous load path. At the bottom of a braced or shear wall, the attachment of the plate and the floor decking to the floor framing provides the load and shear transfer from the wall and the floor diaphragm to the floor framing below. When nails or lag screws resist shear, they must be sufficiently long enough to penetrate through the sole plate and floor sheathing into the framing member below. The fastening requirements for wood framed construction are found in CBC 2007 Table 2304.9.1. For full load values, the CBC specifies a minimum fastener penetration into the framing member. When the minimum fastener penetration falls below the values specified in the relevant table, the fastener cannot be taken into consideration when calculating the load capacity of the system. The CBC requires that all wood studs have full bearing on the sill or plate. While notching a stud over a foundation bolt is a common practice, it is improper. It is impossible to properly nail the stud to the sole or plate if a significant portion of the stud is missing. The manufacturers installation instructions for preservatively treated (PT) lumber have required hot-dipped galvanized fasteners for a number of years. In practice, those requirements were largely ignored. Starting circa-2002/2003, the EPA forced manufacturers to discontinue the use of arsenic-based chemical treatments. This shift produced some unintended consequences. The current generation of preservatively treated lumber uses either copper-based or borate-based chemical treatments. The borate-based products are water-soluble and must not be exposed to weather. The borate products are significantly less corrosive than copper-based materials. The copper-based products constitute much of the preservatively treated lumber used. Copper-based preservatively wood is highly corrosive. Where preservatively treated lumber is used, it is critical that appropriate fasteners must be used. Since the load is cumulative, the further down the load path you go – the higher the forces involved are. The point of highest stress is generally at the connection between the wood framing and the concrete foundation. Imagine the impact on a dwelling if the shear panels and cripple studs are nailed into a PT mudsill using improper fasteners. In a short while, corrosion will compromise these critical connections. We then have a dwelling that is essentially not secured to the foundation. There are some indications that even hot-dipped galvanized may provide insufficient corrosion protection with the copper-based products. In some multiple story building, double sole plates may be encountered. The second sole plate may have been installed to act as a form for poured-in-place lightweight concrete or gypsum sub-floor material. Where this occurs, it is important to maintain a load path through both plates. In new construction, this is accomplished by nailing the first sole plate and second sole plate with a sufficient number of nails specified by a design professional. In existing construction, it may be necessary to use extra long nails or screws through both plates so that the fastener has enough penetration into the framing member below.
Connections At Sill Plates In older construction the existing anchor bolts in the sill plate are usually smaller diameter bolts. Washers may or may not be installed. The bolts will generally be spaced much further apart than current requirements. Older bolts may be degraded due to rust/corrosion. Some older buildings pre-date the requirements for bolting of the sill plates to the concrete stem wall. When retrofitting these older foundations, special retrofit anchors must be used to strengthen the sill plate to foundation connection. Retrofit sill plate anchors are installed in two ways: drilled-in anchors through the sill plate or side plates that connect the sill plate to the foundation concrete or masonry. Side plates are used when there is not enough room to stand a drill motor on top of the sill plate. Anchor Bolt Spacing Requirements Anchor Bolt & Washer Size During the 1994 Northridge, CA earthquake, the sill plates secured with older style washers or no washers were found to split or pulled through the anchor bolts. It was found that a square plate washer is far more effective in a creating good connection between the sill plate and the bolt. They also make tightening of expansion anchors easier. In SDC D & E 3”x3” plate washers are required. These washers are required to be a minimum of .229” thick – that is almost a ¼”. These washers may be slotted to allow for centering on the sill. When slotted washers are used, a standard cut washer must also be used on top. Bolt Clearances To The Outside Edge Of The Foundation When the foundation walls are located slightly out of position, contractors will sometimes “fudge” the wood wall location. They do this by partially overhanging the sill plate at the edge of the foundation wall. When such a condition is encountered, a registered design professional should be consulted. If the wall overhang is severe or the required edge distances are not provided, a special repair or connection may be needed to effectively transfer the shear loads. Provide Proper Depth Of Embedment In The Concrete Installing Retrofit Anchors Drilled-in retrofit type anchors come in two basic types: mechanical and adhesive. Adhesive anchors have the advantage of working in lower strength existing concrete. They are more expensive to install than mechanical anchors and require greater quality control during installation. Mechanical wedge anchors are easier to install but generally require greater concrete strength due to the concentration of stress at the expansion clip. When sufficient concrete strength exits, either adhesive or mechanical anchors may be used. Generally the strength of both anchor types in concrete is greater than their strength in the wood sill plate. All anchoring products should be installed per the manufacturer’s installation instruction. Always check with manufacturer and the local building official to determine if special inspection is required. Normally, drilled-in anchors should be installed near the center of the sill plate. This will furnish the minimum required 1-½ bolt diameter edge distance in the wood, For 2 x 6 sill plates, this will generally provide adequate edge distance in the concrete. When edge distance permits, drilled-in anchors can be installed directly through the blocking added for cripple wall strengthening but longer anchors are needed to provide the minimum depth of embedment in the concrete. Longer anchors may also be required when in older construction where the sill plates are actually a full 2” thick as opposed to the 1-5/8” actual thickness found in nominal lumber. Installing Mechanical Retrofit Foundation Anchors Wedge anchors must be properly torqued per the manufacturers requirements to properly set them in concrete. For sill plate anchors, the range is generally 50-120 ft-lbs. Under-torquing a bolt can result in pullout under stress. Over-torquing the bolt can result in compression/damage to the wood sill plate under the washer. Always follow the manufacturer’s recommendation for the required torque and use a calibrated torque wrench. Installing Adhesive Retrofit Foundation Anchors The manufacturer’s recommendation will show the minimum embedment depths required. When holes are drilled deeper than required, nuts and plate washers should be installed on the mechanical and adhesive anchors before the pass through the sill plate. This will prevent the anchor from sinking too deep into the hole. The adhesives used are expensive. Consistently drilling holes deeper than necessary will result in higher than necessary material costs. USE ALL-THREADED ROD COMPLETELY FILL THE HOLE IN THE SILL PLATE WITH ADHESIVE INSTALL ALL-THREAD ROD WITH THE PLATE WASHER AND NUT ATTACHED WAIT UNTIL FULLY CURED BEFORE TIGHTENING FOLLOW SAFETY REQUIREMENTS Installing Side Plates Lag screws require two different diameter pre-drill holes. The larger diameter pre-drilled hole is for the solid shank portion of the screw. This hole should be drilled the diameter as the screw itself. The second hole is the pre-drill hole for the threaded portion. This hole must be smaller than the threaded diameter in order for the lag screw to grip the wood. Retrofit Interior Post To Girder Connections Submitted by: Skip Walker
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Congratulations! New Candidates Paula Martin New CCIs Brian Dwight
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This series of columns is designed to familiarize CREIA members with “The Glossary Project” which is “Standardized Terminology for the Professional Real Estate Inspector”. This is a must have for all inspectors and is especially helpful in preparing the candidate for the CREIA CCI test as most of the terms in the test are defined in The Glossary Project. It is available from shop.CREIA.org.
Click here for the answers (Sorry members only) Pool & Spa Safety... Don't read at your own peril.
CREIA Leadership and BOD Meetings in San Diego, CA, July 2009
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Congratulations! New Candidates Paula Martin New CCIs Brian Dwight
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This series of columns is designed to familiarize CREIA members with “The Glossary Project” which is “Standardized Terminology for the Professional Real Estate Inspector”. This is a must have for all inspectors and is especially helpful in preparing the candidate for the CREIA CCI test as most of the terms in the test are defined in The Glossary Project. It is available from shop.CREIA.org.
Click here for the answers (Sorry members only) Pool & Spa Safety... Don't read at your own peril.
CREIA Leadership and BOD Meetings in San Diego, CA, July 2009
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Congratulations! New Candidates Paula Martin New CCIs Brian Dwight
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