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  1. #1
    Join Date
    Jul 2009
    Location
    Spokane, WA
    Posts
    116

    Default Clearance to foundation vents

    The home I inspected has grading problems. This is new construction,The grade at the back of the house is above the foundation vents. Wouldn't be a huge fix except they poured a cement patio. I'm calling this out for repair on my report but I cant find a code that supports it. Does anyone have something for recommended grade at foundation vents? Much appreciated.

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  2. #2
    Join Date
    Mar 2007
    Location
    Oregon
    Posts
    2,365

    Default Re: Clearance to foundation vents

    I could never find this in any code book but my local Pest/Dry Rot folks (Oregon Pest Control Association) requires vent wells whenever there is less than 6" from the lower edge. I thought that was based on an FHA/VA requirement but can't remember.

    My standard write-up is that vent wells should be installed anywhere there is less than 6" clearance beneath the lower edge of a foundation vent. It's amongst the most common things I write up. New house, old house.... pretty much all of them.


  3. #3
    Join Date
    Sep 2009
    Location
    Rolla, MO
    Posts
    126

    Default Re: Clearance to foundation vents

    Bill

    IRC 401.3 deals with the proper slope which does not exist in you photos. Regardless of any code violations allowing water to get into the crawlspace is a potential structural issue (settlement) and mold issue (health) for the home owner.

    Randy Mayo, P.E.
    Residential Engineering & Inspection Services
    http://www.rlmengineers.com

  4. #4
    Join Date
    Mar 2007
    Location
    Lake Barrington, IL
    Posts
    1,363

    Default Re: Clearance to foundation vents

    Quote Originally Posted by Bill Anglin View Post
    Wouldn't be a huge fix except they poured a cement patio.
    I wouldn't say that. The foundation is too low. Sloping the grade away from the house does not seem like an easy solution. What if an exterior drainage system were to be installed? Your perception of huge might not be the same as someone else's - especially when they're paying for it.

    Eric Barker, ACI
    Lake Barrington, IL

  5. #5
    MARVIN TOWNSEN's Avatar
    MARVIN TOWNSEN Guest

    Default Re: Clearance to foundation vents

    Wow looks like the poured a slab on fill, that ought to hold up well.


  6. #6
    Join Date
    Oct 2010
    Location
    Central Virginia
    Posts
    33

    Default Re: Clearance to foundation vents

    Couldn't you re-mediate this issue by removing some soil and creating a graded drainage swale lined with stones or gravel?

    Additionally, there is what appears to be exposed sheathing behind the stairs which is likely to create deterioration and water infiltration issues.

    The full loathe honey, but to the hungry, even what is bitter tastes sweet.

  7. #7
    Join Date
    Sep 2008
    Location
    so so, California
    Posts
    1,769

    Default Re: Clearance to foundation vents

    Re grade...

    The MAZZA INSPECTION GROUP
    www.mazzainspections.com
    Level III Thermo-picture-taker-er...er

  8. #8
    Join Date
    Feb 2010
    Location
    Omaha
    Posts
    143

    Default Re: Clearance to foundation vents

    Is this a vented crawlspace. Seems like the crawlspace could have been unvented. Waterproffed/insulated to it was semi conditioned.


  9. #9
    Join Date
    Sep 2010
    Location
    NY Finger Lakes Area
    Posts
    206

    Default Re: Clearance to foundation vents

    Just curious..............is this a modular that was set on a too-small foundation?I've seen that happen several times. If not, what is the motivation for the cantilever flooring system? And just to note......that's a concrete patio, not cement
    ...........Greg

    Last edited by Gregory Booth; 10-25-2011 at 12:31 PM. Reason: typo

  10. #10
    Join Date
    Feb 2008
    Location
    Caledon, Ontario
    Posts
    5,005

    Default Re: Clearance to foundation vents

    Why do you have to quote code to support your supposition?

    I would state its obvious shortcomings, water entry, not good practice, below grade and the ramifications.


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