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Sent: Saturday, June 16, 2001 12:40 PM
Structural
Letters & Repairs
This week I received another of those calls
from a loan underwriter asking if the home I had inspected was
"Structurally Sound". This particular home was eighty years old, had
sagging floor joist and questionable joist spans with extensive re-supporting.
There was damage to the center girder from wood destroying insects, which had
been resupported. Taking it a little farther, some of the rafters were
sagging, fly rafter support brackets were not properly supported and sagging
and some of the fly rafters were dropped. The underwriter had requested and
received a copy of my report from the client, read through it along with
several of her associates and was concerned that nowhere in the report did it state
that the home was structurally sound. She asked: "Is this home
structurally sound?"
As you should be well aware, most lending
institutions when termite infestations or damage is reported by the pest
control inspector, require what is referred to as a "Structural
Letter". Some times they will demand a similar letter on an older home.
What they are looking for is a professional to state that the home is
"Structurally Sound" or the "the structural integrity of the
building has not been compromised". Generally the loan underwriter
will insist that this letter be from a licensed contractor or
professional engineer and will not accept such from a home inspector who does
not also meet those qualifications.
To those who may not be involved in
structural design, construction or building inspection, the term
"Structurally Sound" is lightly thrown around. You will often hear a
realtor state: "It may look a little rough around the edges, but it is
structurally sound and a little clean up and paint will work miracles on this
home." Does this realtor know by experience and or education that the
home is actually structurally sound? Not likely. Should the realtor make such
a statement? Probably not. Be careful, and guard your comments. Don't make a
statement you can't support. Say: "It may look a little rough around the
edges, but it appears that it might be structurally sound. We should have it
checked out by a professional."
Who then can use those words, the underwriter
may be demanding, such as "Structurally Sound" or declare that
"the structural integrity of the building has not be compromised"?
Most home inspectors and licensed contractors are not qualified to use those
terms and are fools if they do. A structural engineer will be very careful how
he uses such words and if he does will weight them down with disclaimers. If
he fails to do so, he is a fool. Have I used them in the past? Yes, and so
have many others who shouldn't have. Will I use them in the future? ABSOLUTELY
NOT.
There has been some uproar in the past year
over this issue. Many home inspectors even if they are licensed contractors
have refused to write "Structural Letters". The members of the North
Carolina Licensed Home Inspector Association through their executive director
Gus Stasi set out to get an official opinion as to who is qualified to write
these "Structural Letters". This opinion was requested from and
rendered by Jerry T. Carter, Executive Director of the North Carolina Board of
Examiners for Engineer and Surveyors, addressed to the North Carolina Home
Inspector Licensure Board and published in the March 2001 issue of their
Newsletter. This opinion is reproduced here as published:
Many banks and lending
institutions have been requesting certifications from various individuals
attesting to the structural integrity of a building before approving
loans. This has raised the question "Who can legally provide such a
certification?"
The North Carolina Board of
Examiners for Engineers and Surveyors was recently requested by Augustine
Stasi, PE, Executive Director of the North Carolina Licensed Home Inspector
Association, to render an opinion on this matter. In his request, Mr. Stasi
cited "Most home inspectors will not provide such a letter, but some do
who are also licensed general contractors. It is my understanding that only
licensed Professional Engineers are qualified to make such evaluations and
statements."
In a response, the Board of
Examiners agreed with Mr. Stasi's position and further provided that an
all-purpose statement such as ".... The structural integrity of the building
has not been compromised," could only be made by a Professional Engineer
with the appropriate expertise in civil/structural engineering. In making this
determination, the Board of examiners recognized the ability for a licensed
home inspector or general contractor to report on observations made as
the result of an inspection of a building utilizing that individual's own area
of professional expertise. However, a general statement concerning the
structural properties of a building implies an assumption based on
circumstances and conditions which can only be fully evaluated and certified
to by a Professional Engineer.
The Board of Examiners suggested
that the phraseology "the structural integrity of the building has not
been compromised" be eliminated from any certification or reports on
termite/water damage that was noted during the inspection of a building or
residence. Such an action should help eliminate any confusion on the part
of the general public as to the professional qualifications of the individual
making such a statement.
Jerry T. Carter, Executive
Director
North Carolina Board of Examiners
for Engineer and Surveyors
I can't speak for other home inspectors, but
here is how I am addressing this issue:
Due to an opinion rendered by the NC Board of
Examiners for Engineers and Surveyors, home inspectors, who are not also
Professional Engineers, cannot provide certification that a home is
“Structurally Sound”. A Registered Professional Engineer must render such
certification. Most of the requests for these letters involve damage from wood
destroying insects or moisture. This inspector, who is also a retired licensed
General Contractor with over thirty years of experience, provided there are no
visible structural impairments from wood destroying insects or moisture, will
render a letter titled “Specific Inspection Report Damage
Analysis – Re: Wood Destroying Insects or Moisture”. This letter will
state the inspectors observations and that there is not visible structural
impairments resulting from insects or moisture. The underwriter may or may not
accept this letter. There will be no charge for this letter requested by the
lender as part of a home inspection, provided no significant visible
structural damage was observed, unless a return visit is required. Please be
aware, if there are visible structural impairments resulting from insects or
moisture, it is very likely that the underwriter will demand that they be
repaired and that the adequacy of such repair be certified.
If I observe significant structural
impairments which involve more than simple replacement or sistering of the
damaged member, be assured that I will recommend involvement of a structural
engineer. As a home inspector and former general contractor, I am
comfortable advising replacement or sistering. Sistering involves
installation of a like member beside of the damaged member without
removing and replacing it. If this is done, for a fee, I will re-inspection
and provide a letter certifying that the repair has been performed as
instructed (provide that it is). Repairs other than replacement or sistering
such as resupporting or splicing should be designed and certified by a
professional engineer.
Please be aware that there is one thing much
better than my opinion or that of a structural engineer. Its called time. If
an eighty year old house appears to be structurally sound, it probably is even
if generally accepted practices were not followed. The engineer can advise as
to how it should perform, time proves that it has. Will I state that it
is "Structurally Sound"? No way and you better not either.
Thought
for the week
The
Wisdom of Will Rogers:
Good judgment comes from experience, and a lot of that comes from bad judgment. |
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