Basement Framing

Connecticut Home Inspections

SITE NAVIGATION

Resources

Site Search

The primary purpose of the foundation is to support the structure of the home. Foundations will vary in type depending on the age of the home and often the area of the country it is located. Many older homes have stone foundations. Newer homes may have poured concrete or block foundations. There are also less frequently constructed types of foundations such as wood foundations. What is important to be concluded by the inspection is, whether or not the foundation is adequately supporting the house and shows no deficiencies that would create a significant potential for failure. Some things in the construction of a foundation cannot be observed and therefore most often cannot be inspected. Any modern foundation should have a footing. A footing is typically a poured concrete slab about ten to twelve inches think and twice the width of the foundation wall (see diagram below to the left). The footing provides a good base for the more narrow foundation wall to rest on and prevent settlement into the ground from the weight of the structure. The footing should be installed deep enough into the ground to provided frost cover. Freezing ground expands. If the footing is not installed deep enough then the ground can freeze under it. This creates the potential for movement and damage to the foundation and structure. Stone foundations are typically thicker, do not have a footing and are more susceptible to seepage from ground water due to the lack of modern waterproofing methods applied during construction.

Post and Beam

Post and Beam structures are constructed by uniquely cut and fitted joints. Although there are many, mortise and tenon is most commonly known where a cavity (mortise) is cut into one piece of wood and the end of another is cut (tenon) to allow it to fit into the cavity where it is then pinned together.

Balloon Frame

Balloon framed homes have wall studs that rest on the foundation sill plates and extend all the way to the attic. The floor joist are attached to the sides of these studs for each level of the home.

Deck Frame

Deck framed homes have the first floor joist rest directly on the foundation sill plates with the floor decking applied next. The wall studs are then built upon the floor decking and the next level floor rest on top of walls below.

Construction principles have not changed much in the last 60 years since deck framed homes became the standard; however, improvements have been made in the type of components used.


From very old homes to early deck framed homes, solid wood beams were most commonly used.	Steal beams are less common but can be found even in some homes built in the 1950's and before.

Most homes from the 1950's on have beams with several boards nailed together called "built up beams" which provides greater strength and less potential for splits and checking in the wood.	Some newer homes have laminated beam components nailed together for even greater strength. This can often require less column supports, making for a less restricted room space.
	Prefabricated floor joists are now becoming more common in some newer homes. These are light weight and therefore easier to work with during construction.
All of the columns in the photos above are cement filled lally columns and are preferred in modern homes. However, masonry, wood, and screw type adjustable columns are not uncommon. The important thing to be evaluated is what condition they are in and whether they are adequately spaced to support the beams that rest upon them.