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  1. #1
    john scott's Avatar
    john scott Guest

    Default patio door ground contact

    Hello all,

    I am not an inspector, Just a retired stone contractor trying to buy a home. I appologize if my post is in the wrong place.

    A home we like has a sunken living room. The entire home has proper ground contact clearance everywhere but at this one exterior wall with a sliding door. Everything I know says this is not right and it should have a step down to the patio.

    The interior finished floor and exterior concrete patio are at the same level. There is no step down at the slider door. My guess is that there once was a small pad for the final inspection and some time after the large patio was installed not taking into account the needed separation.

    Before i crawl the length of the crawlspace to inspect, Is there some method of building that has eluded me that allows this? I cannot see having framing lumber beneath the final grade.

    Thank you in advance and sorry the pictures are not better detailed.
    Chris

    Homes Slideshow by cecil989 | Photobucketpatio cropped.jpg

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  2. #2
    Join Date
    Dec 2008
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    Maryland
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    2,760

    Default Re: patio door ground contact

    Unless the interior floor base is concrete slab you are right in your interpretation of what may have happened. Nevada without the snow an rain may be the rational for the no step to exterior elevation. But with the grading at the level of the interior floor would be a potential problem even with the use of pressure treated materials.


  3. #3
    john scott's Avatar
    john scott Guest

    Default Re: patio door ground contact

    Thank you for the reply,

    the home is in the mountains oz AZ so there is a possibility of snow and moisture against the wall. the home is not on a slab, It appears to be tji joists for the entire area. If they accept my offer I will crawl over to the foundation wall and check it out.

    If it is the worst case scenario I have no idea how to begin to correct it other than a lot of excavating.


    In Nevada on slab, my home is still a six inch step to the patio.

    Thank you,
    Chris


  4. #4
    Join Date
    Feb 2008
    Location
    Caledon, Ontario
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    5,005

    Default Re: patio door ground contact

    Take a camera and good light.


  5. #5

    Default Re: patio door ground contact

    I will suggest to hire home inspector for inspection of home

    home residential inspections services birmingham al


  6. #6
    Join Date
    Oct 2010
    Location
    MONTREAL QUEBEC-CANADA
    Posts
    1,823

    Default Re: patio door ground contact

    Just noticed this is an old thread.

    Quote Originally Posted by john scott View Post
    Hello all,

    I am not an inspector, Just a retired stone contractor trying to buy a home. I apologize if my post is in the wrong place.
    Morning John. Pleasure to meet you. I do not think apologies are necessary.

    Quote Originally Posted by john scott View Post
    A home we like has a sunken living room. The entire home has proper ground contact clearance everywhere but at this one exterior wall with a sliding door. Everything I know says this is not right and it should have a step down to the patio.
    Threshold height. section 1008.1.7
    Thresholds of the 2009 IBC.
    IRC, R311.2 Egress door.
    Depends on your jurisdiction.

    Quote Originally Posted by john scott View Post
    The interior finished floor and exterior concrete patio are at the same level.
    Lot slope. A concrete patio is recommended to be><2.
    As well, heavy impervious material impede natural evaporation.

    Quote Originally Posted by john scott View Post
    Before i crawl the length of the crawlspace to inspect, Is there some method of building that has eluded me that allows this? I cannot see having framing lumber beneath the final grade.
    I do not understand your question.

    Quote Originally Posted by john scott View Post
    Thank you in advance and sorry the pictures are not better detailed.
    Chris

    Homes Slideshow by cecil989 | Photobucket
    Hope that helps.
    All the best with your new home.

    Last edited by ROBERT YOUNG; 08-28-2017 at 09:49 AM. Reason: Old thread
    Robert Young's Montreal Home Inspection Services Inc.
    Call (514) 489-1887 or (514) 441-3732
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  7. #7
    Join Date
    Dec 2008
    Location
    Maryland
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    Default Re: patio door ground contact

    Robert,
    Even with Professor Peabody's way back machine I think you are way to late on this thread by 3 1/2 years.

    To answer your question, he wanted to know what to look for/expect.

    Last edited by Garry Sorrells; 08-29-2017 at 05:59 AM.

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