When we bought our home last summer, the sellers disclosed that there had been a structural problem that they addressed. They stated they would consider repairs or price concession of my home inspector found any problem. I made sure to get a home inspector who was a professional engineer and let him know the problem. He found nothing wrong, except for one joist that did not have a brace on it. Six months later we have contractor look at house to put in wood flooring. He is appalled. States the joists should be 12 inches a part, not 24 inches apart (it is a 3 story home; the joists are 24 inches apart and have two stories plus an attic that they are supporting). We have noticed since moving in that the floor saggs in areas. To fix it will cost $15,000 or more. What do we do?
2007-02-05 13:26:12 · 4 answers · asked by Tony 1 in Business & Finance ➔ Renting & Real Estate
Most home inspectors have Errors and omissions insurance, this will protect them and you for missing something so big like 24" joist spacing. But you also must look at the joist size is it 8", 10", 12" makes a big difference in span load. Also if the house was built in the last 25 years I'm sure it needed a building permit and 3 stories needs to be engineered so go down to your building dept. and inquire you might find out your builder cheated on lumber. In that case they are still responsible if you can find them.
2007-02-05 15:04:50 · answer #1 · answered by detcableworks 2 · 0⤊ 0⤋
Call your inspector and ask him what code required when the house was built. Odds are, you will find that 24" is correct. Code changes over time, the house does not. Therefore, it is grandfathered in to the older standard. I doubt 12" is code in your area (or at least I would be surprised). There is often a large difference in what is required and what is wanted. While it is a combo of items that create your house, joist support floors; load bearing walls support vertically.
Get another quote on your floors. It is common to have a contractor get a client all excited over a non-issue to reinforce their credibility.
On the other hand, someone has to be right...
Best of luck
2007-02-05 13:42:22 · answer #2 · answered by David 3 · 0⤊ 0⤋
You may have some recourse against the inspector, but not against the previous owners. You picked your inspector, and they disclosed it, so they are off the hook.
Now, why does this guy say that it "needs" these repairs. are they just recommended? when was the house built? maybe the code then was 24inches, and now newer homes have to be 12? I am not a building inspector, but i would get another opinion first. Call your local building inspector and ask them what the code is
RE Agent,
remax
2007-02-05 13:44:17 · answer #3 · answered by frankie b 5 · 0⤊ 0⤋
hmmm. have you consulted with an attorney over the matter? what did the fine print from the Pro. Eng. say? the structural problems that you mentioned that the seller disclose... did they include sagging floors?
i guess i have more questions for you than answers. i would talk to a lawyer or perhaps a Structural Engineer.
2007-02-05 13:38:32 · answer #4 · answered by Art 4 · 0⤊ 0⤋