Stump Rest Secure
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Stump Rest Secure
Had my pier & beam foundation redone. Did not pass inspection!!?
Remodeling and old house in a small town in Texas. We paid a contractor who has been redoing foundations in this area for 25 years. ( And his inspections have been passing. ) The house is sitting on blocks now. ( It was sitting on cedar stumps.) The inspector said that the house must meet requirement for footing in the 2003 IRC or provide an engineer letter stating that it is secure. What is he talking about? This whole town has pier and beam foundations sitting on blocks and also cedar stumps. I have done spent a fortune on this leveling now I am going to have to spend more?? Can someone help out in this matter? This is just the beginning with the permits. I also want to have the bathroom and kitchen remodeled. At this point I wish I would have never bought this house and am wanting to sell it as is. If I have to redo this foundation again, shouldn't all of the rest of the people in this town who have recently had inspections redo theirs as well?
Get the contractor to follow up with the inspector because you paid him to do the job right. It may be a CYA situation, and the inspector wants to see competent authority approve the job.
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How to Build Hoop Houses : Build Hoop House End Walls
Do all building code inspectors inspect the same?
Remodeling an old house. Had the foundation leveled by a contractor that has been leveling and passing inspections for 25 years. Our city hired a consulting service from out of town. He failed this inspection. He said the pier & beam foundation must meet requirements for footing, in the 2003 IRC or provide an engineer letter stating structure is secure.. He stated that the cement blocks ( and there are a lot of them) or not sufficient. All of this towns pier & beams are either sitting on cement blocks or old cedar stumps. I contacted my contractor and he is also puzzled. He stated that he has never had a problem with this.
So are all inspectors on the same page?? Or can I request a second inspection. And hopefully get the inspector that has been passing all of the rest of these inspections. I really can't afford to spend anymore money on this foundation.... Any thoughts would be appreciated. Thanks in advance.
USA Not enough description of the work that was performed to determine if it meets the IRC. The IRC does require a footing below a foundation. The footing can be continuous concrete, ie 12" x 24" all around the perimeter, or it can be piers. The footing (or piers) must be installed below the frost line. In northern PA, the frost line is 42" below grade. The beam must be supported by the footing piers, and the lumber or concrete grade beam must not exceed the allowable span between supports.
Not all inspectors interpret the code the exact same way. I am not sure if you can request a second inspection, but you are entitled to and can request an explanation of why the installation does not meet the code, and specifically what section of the code is not met.
Most states require permits be obtained PRIOR to starting the work. To get a permit, a sketch and/or description of the work to be done would have had to be supplied. If you had a description of the work ahead of time, what remarks did the building inspector have when the permit was issued? If the plan was approved ahead of time, and you followed the plan, they should not come back at you now and fail it.
If you did not check with the local building inspection dept prior to starting work, shame on you. If permits are required and you failed to get one, bigger shame on you. I have dealt with many contractors who said their work never failed inspection before, only to find out they usually do not have their work inspected. The inspector is on YOUR SIDE. The inspector only wants a safe installation that is adequate and will last. The inspector does not make a commission, or have any other reason to fail your work other than it does not meet code.
Ask the inspector to provide you with the section of the code you are not in compliance with, and why the installation does not comply. Be professional - ask nicely.
As a side note, any foundation sitting on old stumps is in for trouble. If not now, then later. And not too much later. Shifting walls, cracked drywall, unlevel floors, doors and windows that do not open / close properly, all kinds of problems.
You can buy a copy of the IRC at Barnes& Noble, or maybe another book store. Read sections 3 and 4.
If you are able to get another inspection, and the second one passes the installation, you need to ask: Who was right? If the first inspector was right, and you ignore the warning, you might be in for even larger headaches. Beside the fact you were ripped off.
Contact the inspector. Be professional and find out exactly what the problem is and how to correct it. It will save a lot of headaches and money.
