Need Foundation Feedback, House Built in 1960

[David Nasser]

How is the wood framing secured to the concrete?
This a Southern Calif. house built in 1960.

[Doug Edwards]

David, the only person who can tell you that is the person who did the inspection. What did you see?

[Bob Elliott]

Are you talking about the sill plate?
Pics are small

[David Nasser]

Originally Posted by dedwards

David, the only person who can tell you that is the person who did the inspection. What did you see?

I could not see how the wood was secured to the concrete footings.

What was the general method for a house built back in 1960?

[gfitzgerald]

I see these all the time, can't see any foundation bolts. I think the framers just set the sill with spikes when the concrete was still green. I am sure someone with more knowledge will come in on this. I report no foundation bolts visible, never been called on it and I do worry about it. If you report no bolts and recommend retrofit and you are wrong you would be in a world of trouble

[David Nasser]

Originally Posted by gfitzgerald

I see these all the time, can't see any foundation bolts. I think the framers just set the sill with spikes when the concrete was still green. I am sure someone with more knowledge will come in on this. I report no foundation bolts visible, never been called on it and I do worry about it. If you report no bolts and recommend retrofit and you are wrong you would be in a world of trouble

Thanks
David

[Joe Funderburk, CMI]

Originally Posted by dnasser

How is the wood framing secured to the concrete?

Gravity.

Perfectly normal given the age. I wouldn't say anything about it.

[Chuck Lambert]

Originally Posted by jfunderburk

Gravity.

Perfectly normal given the age. I wouldn't say anything about it.

Whaaat? You claim that no foundation bolts required given 1960's construction? Bolting has been required since 1930's.

Chuck

[Joe Funderburk, CMI]

You never see it on a home here built before before about 1990.

[Tim Spargo]

I would assume that on a home built in the 60's the exterior should be bolted. If the sill is obscured, a mirror, camera held at angle or any number of things can help you see (sure you already know that). Many times I can see right through the screens/vents and see bolting on the exterior.

That being said, the interior cripples, grade beams etc are likely not bolted/secured to framing on a home this age. Retrofits are generally not going to call for shearing/bolting/fastening to interior cripples, but ya' never know. Post to beam hardware, metal strapping and similar are not going to be present unless someone installed it after the fact here.

The anchor bolt pattern on the exterior sill/sole is also likely sparse compared to today's requirements. I make mention of whether I was able to view bolting or not and what, if anything obscured my view. I will also note that the requirements will be different now than when the home was built, along with other crawlspace observations.

You can simply let your customer know your observations.. the interior portion of foundations are not secured/braced and wouldn't have been at the time of construction, but you were/weren't able to view bolting to foundation on exterior and that, you are a generalist and not a foundation specialist.

In the view of a foundation specialist (there are many in CA) the home you are inspecting:

May benefit from installation of additional hardware/bracing
The floor may be out of level beyond what is noticed on a Visual Home Inspection
The type of foundation/footing material may be deficient by today's standards ie. Re-inforcement, type (PSI,MIX etc)
And so on.

This is California, careful what ya say

[Doug Edwards]

Precisely why I said "What did you see?". No one should assume anything about what was or wasn't being done at the time of construction., Write what you see or did not see, what happened or didn't happen. Far too many new inspectors are trying to cover their behinds with what should have been there but in fact they don't know the subject matter well enough. It is a visual inspection of the property on that day. If someone was not there the day the home was built, there is no way to determine what "might" be there. Look, observe, record and move on. If you don't know something, say you don't know. Tap dancing and BS will get your butt into some deep sewage eventually.

[gfitzgerald]

Tim you are absolutely right is has been required for years but I have been under several older homes and as much as I try I can't find any, go figure My house built in 1942 has bolts as do most I inspect, I have one next week built in 1948 so if I don't find any I will take lots of pictures

[Kenton H. Shepard, CMI]

Originally Posted by dedwards

David, the only person who can tell you that is the person who did the inspection. What did you see?

I agree, why are you asking on the boards about a condition you should have checked and confirmed while you were in the crawlspace?

How could we provide an answer from photographs that fail to show the condition you're asking about?

During that era, normal construction would have been an anchor-bolted sill of redwood or (most likely) treated wood (wolmanite) to which floor joists were toenailed.

[Sean Fogarty]

Bolts were not enforced here until 2006. Before that it was cut nails.

[Mark Thorman]

Originally Posted by tspargo

I would assume that on a home built in the 60's the exterior should be bolted. If the sill is obscured, a mirror, camera held at angle or any number of things can help you see (sure you already know that). Many times I can see right through the screens/vents and see bolting on the exterior.

Tim's right, you have to give the client, especially in California, a yes or a no on the bolts. I use a side mirror from a car in each bay until I can confirm the presence or lack of bolting.



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