GMedich

If you tackle it yourself, remember to wear a dust mask and possibly drape-off the rest of the house. Fine dust is very intrusive, and silicosis is not a joke.

The photograph gives me the impression that there is also a dark horizontal strip approximately where the 2nd floor rim joist would lie. It appears to match the color of the suspected stud markings. If that coincides with the actual appearance, the framing is certainly affecting the issue if not directly causing it. Another thought is that periodic, subsurface moisture might have "washed" some of the zinc from the fasteners slowly over time. Precise nailing on the studs would keep the drainage rather vertical. Weep holes would drain the wash close to the nails. Are there any evidence of irrigation over-spray or misting?

If the "double perimeter beam" you mentioned is the one we can see above the flat board, that would be the proper point of support for these joists. As already mentioned, they should only be supported with joist supports (properly sized, I would add). Relying on toenailing is a defect. Relying on the flat supporting member is a defect. Combining them in an assembly does not improve their status as such. Notching the joists at their point of support also decreases their structural value. Their span would determine whether or not they are still sufficient for the load they carry.

Being on the floor as it is, my first thought was that it might have served a vehicle lift mechanism of some sort. The problem is the age of it. I don't recall seeing anything other than mechanical lift systems in older garages.

Rusty metal thingamajigy on garage floor - inspected.

Thanks, John...and good catch mentioning the pants leg. I hate it when that has happened. As these comments continue, I start wondering if we ought to begin a new poll to see how many inspectors have been stranded on a roof whether a ladder fell, was knocked down, was removed, etc. I'm glad we all have a personal respect for safety in whatever method we use.

Yes, Jim, I stated that backwards...descending is always the harder part. Thanks for posting the pics, by the way. I like your tie-down methods, both top and bottom. Thanks for the invite, Les. We'll definitely have to get together sometime. As for the ladder, over the top when I can. Maybe using a vice grip on a gutter will give me a better appreciation for the side approach.

Well stated, Marc.

Thank you very much, Charlie. One thing I've noticed over the years is how unfamiliar a ladder seems the first time I ascend it after placement. Over the course of a project, I get more at ease with each use. With home inspections, I expect it will be a rare occasion to have more than a single ascent. I'll have to focus better on positive placement of the feet each and every time.

A local newspaper columnist from west Michigan recently responded to a reader's question about home inspection "misses." I thought he gave a fair answer, and even provided a related anecdote. http://www.hollandsentinel.com/news/201 ... ion-misses