2007, 01-24 Engineer Inspection Ltr24 January 2007
Tawny Churchill
9808 E. 9th
Spokane Valley 99206
Fax: 509-922-1983
Re: Structural Inspection: 9808 E. 9th, Spokane Valley, WA
Dear Ms. Churchill:
12128 N. DIVISION STREET, #20C
SPOKANE, WA 99218
TEL 509 467-8554
FAX 509 465-4711
At your request, a limited inspection of the above property was performed on 24 January 2007.
The purpose was to evaluate your structural concerns about the garage addition, specifically the
floor framing installation. Kenneth Pfaff, P.E., performed this inspection. This inspection did
not include an overall evaluation of the home. We did not enter all portions of the home.
This inspection report is limited to observations made from visual evidence. No destructive
testing was performed. The report is not to be considered a guarantee of condition and no
warranty is implied. This inspection and report have been conducted in compliance with the
standards of practice of the National Academy of Building Inspection Engineers. As
Professional Engineer, it is our responsibility to evaluate available evidence relevant to the
purpose of this inspection. We are not responsible for conditions that could not be seen or were
not within the scope of our service.
Our evaluation of this structure is based on many indirect observations. As with any limited
inspection, it is possible that there are some deficiencies that cannot be known.
DESCRIPTION
The garage is being converted into a residence. A sleeper floor has been constructed over the
garage slab using pressure treated 2 x 10 joists over pressure treated 4 x 4 girders on the slab. A
subfloor is installed over the framing. Carpet and laminate flooring have been installed on the
floors.
Apparently the required vapor retarder was been left out when framing the floor. According to
the owners, portions of the floor were insulated and the perimeter of the sleeper floor cavity was
insulated.
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The owners asked for our opinion regarding the lack of a vapor retarder as required by code (IRC
2003 R13).
CONCLUSION and RECOMMENDATIONS
A vapor retarder is required against living area surfaces by the IRC code because warm air
transports water vapor toward cold air, where it can condense on cold surfaces and can promote rot
and mold.
The vapor retarder was left out; however, the laminate ("Pergo") floors have been installed over a
vapor barrier normally required for these floors. The carpets are installed over a pad which will
effectively act as a vapor barrier. In addition, the sleeper floor cavity is insulated at the perimeter
which will prevent cold air infiltration and reduce condensation in the cavity. The wood in contact
with the slab is pressure treated which would not be affected if condensation were to occur on the
slab (IRC 319.1.3).
In our opinion, the floor system is adequately protected for the above reasons. While vapor retarder
installation is good practice, re -work of the flooring to install the vapor retarder is not warranted.
If you have any questions about this report, we encourage you to call us. Thank you for the
opportunity to be of assistance.
Sincerely,
Ken Pfaff,
Criterium-Pfaff Engineers
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