tolerances for floors/walls

[Marcel R. Cyr]

Yes, I agree that 1-1/2" out of level is way too much and unacceptable.

1/4" in ten feet is still too much but a lot more understanding.

Plumb is Plumb and level is level. That is what I paid for and that is what I want.
Too. much to ask for a buyer, not when you are paying for it.

Imagine allowing 1/2" out of plumb on a multi-story building. Naa' would not work to well. Imagine a slab out of level for multiple condo units that is out of level 1-1/2' every 18' Naa' not quite acceptable.

Residential, standard might let you get away with 1/4" in ten vertical or horizontal.

Any worse than this, Do It Again Sam. Sorry, but I do not need a book on this one.

Marcel

[Robert J. OConnor]

While most HI's would agree that something out of level 1-1/2" in 18' is too much, there are still two problems ...

(1) How do you justify flagging that as a defect, as there are substantial costs involved in repairing that? If nothing can be referenced then there is a better chance of being dragged into a lawsuit over the issue (where you lose as soon as legal action is started, whether you are technically correct or not in the end).

(2) Where do you draw the line on what is a defect and what is not a defect. And what tolerance should be applied in generally establishing the scope of a repair, which has an impact on deciding how serious that defect is (1/4" in 10', 1/2" in 10' or 1" in 10')?

Dan and I have agreed in the past that a fairly common and pretty reasonable upper limit for a home inspector to use as a guide is ... Distance/240 (or 1" in 20'). That is based in part on the visual deflection limit of Span/240 for structural members in most model codes and reference standards (comfort limits where sagging can be felt are more restrictive, generally at Span/360).

That is still not a legal or code requirement, which may or may not be more restrictive depending on local code requirements and the type of member.

JMO & 2-nickels ...

[jmichalski]

The NAHB "Residential Construction Perfromance Guidelines" publications (which many builders will accept at face value as a legitimate source) say:

"The interior face of wood-framed walls shall not be more than 3/8 inch out of plumb for any 32 inches in vertical measurement."

"Walls shall not bow more than 1/2 inch out of line within any 32 inch horizontal measurement or 1/2 inch out of line within any 8 foot vertical measurement"

It is a VERY useful book.....

[lewens]

Joseph
If a builder working for me allowed a tolerance of 1 1/8" in 8' I would fire his a** in a heart beat.Considering the average 2 story is right around 20' in height above the foundation that translates to 2 7/8 out of plumb. Absolutely unacceptable.
Larry

[rwand1]

If they used engineered trusts and there is an one and a half inch difference something is absolutely wrong either framing wise or foundation wall on the low side of the structure. In this case I woud defer to structural engineer.

[rrichards2]

Originally Posted by lewens

Joseph
If a builder working for me allowed a tolerance of 1 1/8" in 8' I would fire his a** in a heart beat.Considering the average 2 story is right around 20' in height above the foundation that translates to 2 7/8 out of plumb. Absolutely unacceptable.
Larry

Being a custom home builder and renovator I strive for perfection. If those are the tolerances that this book considers acceptable, I would throw it out.
There is no excuse with the equipment we have today for anything to be that far out of level or plumb. It's simply sloppy workmanship.

[Marcel R. Cyr]

I have to agree with Roy on this one, and would like to point out, that I believe whatever reference books you guys are studying, you might as well park it.

First of all, anyone constructing buildings out there, Residential or Commercial, should be able to perform anything within the parameters of the L/360 rule or better.

What is called a defect? In this case I would call it a defiency of the common standard of Practice of building.
A great article was put out awhile back by Kevin Mchahon and written by Dan Schilling about defects.
The Conclusions where to understand that a home inspector's responibility is to state conditions of a property, not to rate their significance or to pick and choose which substandard condition has earned the right to be called a defect. Secondly, let's remember that the homebuyer is the party spending all the money and commensurate with that is the right to choose which substandard conditions are acceptable, which are objectionable, and/or which will require an amendment for possible negotiation with a seller. Ultimately, it is the homebuyer that determines which conditions meet the definition of a "significant" defect.