This follow-up visit was made after a home inspection in Herriman, Utah. The inspector noted rotting sill plates, unsupported junctions, and missing brackets. We confirmed these findings, though with a moderated level of concern.
On the west side of the home, sill plates have rotted from years of poor drainage. Full replacement would be very expensive because the house would need to be lifted. A more practical option is a new post-and-beam system inside the wall. This can be done by using 4×4 treated posts on 18-inch footings, spaced up to 8 feet apart, supporting a 2-1/2 x 10 beam with proper brackets and fasteners.
In the crawl space, damaged lumber was found in multiple areas. These should be sistered with 8-foot sections of 2x12s. Beams formed from four 2x12s were also observed. Because only three 2x12s would have been sufficient, no repair is needed there. Missing brackets at some connections should be added to improve stability in an earthquake.
With these targeted repairs, the structure can be stabilized and preserved effectively.
