Inspectorjoe Posted October 30, 2011 Report Share Posted October 30, 2011 Tuesday, I'm inspecting an 1860 bank barn which was converted to a residence in 1974. I'm concerned about insect damage/rot in the floor structure and I'm not sure what I should say about it. The floor planks and support structure were used with no apparent modifications or repairs when it was converted, other than a finish being applied. Walking around the main floor, there are many potential trip hazards due to unevenness. At least one of the timbers is mostly hollowed out, and some of the planks are pretty much gone above their supporting timbers. There's some give in these areas when walked on. It seems to have been performing OK for the past 37 years, but I don't want to get a call someday informing me that the piano mover fell through the floor, and the piano landed on top of him. Any advice would be greatly appreciated. Click to Enlarge 37.92 KB Click to Enlarge 36.34 KB Click to Enlarge 47.4 KB Click to Enlarge 46.63 KB Quote Link to comment Share on other sites More sharing options...
Steven Hockstein Posted October 30, 2011 Report Share Posted October 30, 2011 say what you just said. If they are buying this home I doubt they are expecting a cream puff house. Make sure you add some CYA stuff about the limits of your visual inspection. Good Luck. It sounds like a fun one. Quote Link to comment Share on other sites More sharing options...
John Kogel Posted October 30, 2011 Report Share Posted October 30, 2011 I think if that was in my area, I would be calling for repair to the wood before it gets worse, because it would get worse in my climate. Rot fungus never sleeps out here. I would suggest digging out all the rot and stopping it from spreading 'somehow'. But BK knows best for what you've got there. Quote Link to comment Share on other sites More sharing options...
kurt Posted October 30, 2011 Report Share Posted October 30, 2011 I think if that was in my area, I would be calling for repair to the wood before it gets worse, because it would get worse in my climate. Rot fungus never sleeps out here. I would suggest digging out all the rot and stopping it from spreading 'somehow'. But BK knows best for what you've got there. kinda drift....... Do folks out there use epoxy saturation? I've used it successfully on a succession of wood boats; seems it would work OK on a house....(?). Quote Link to comment Share on other sites More sharing options...
Jim Katen Posted October 30, 2011 Report Share Posted October 30, 2011 I think if that was in my area, I would be calling for repair to the wood before it gets worse, because it would get worse in my climate. Rot fungus never sleeps out here. I would suggest digging out all the rot and stopping it from spreading 'somehow'. But BK knows best for what you've got there. kinda drift....... Do folks out there use epoxy saturation? I've used it successfully on a succession of wood boats; seems it would work OK on a house....(?). I've used it on houses many times. My favorites are the products made by Smith & Co. http://www.smithandcompany.org/ It would be perfect for that barn/house. Quote Link to comment Share on other sites More sharing options...
Chad Fabry Posted October 31, 2011 Report Share Posted October 31, 2011 Jim turned me on to Smith & Co. I like their/his stuff, but Abatron makes a decent consolidator too. Between the two manufacturers, I've mixed a couple hundred gallons and soaked wood with it. It works great. Quote Link to comment Share on other sites More sharing options...
Inspectorjoe Posted October 31, 2011 Author Report Share Posted October 31, 2011 At least one of the timbers is nearly completely hollowed out. Those epoxies wouldn't be effective on something like that, would they? Quote Link to comment Share on other sites More sharing options...
hausdok Posted October 31, 2011 Report Share Posted October 31, 2011 I was going to suggest using hardener but Kurt beat me to it. I've used the Abatron stuff and thought it was pretty good. Have never tried the Smith and Company stuff. Not sure what would be the net effect of drilling a bunch of little holes in that wood in order to infuse hardener into it. Then you'd have to fill 'em, file 'em, sand 'em, paint 'em... http://www.abatron.com ONE TEAM - ONE FIGHT!!! Mike Quote Link to comment Share on other sites More sharing options...
davidlord Posted October 31, 2011 Report Share Posted October 31, 2011 Looks like powder post beetle damage Quote Link to comment Share on other sites More sharing options...
allseason Posted October 31, 2011 Report Share Posted October 31, 2011 Looks like powder post beetle damage Sure does. Another repair alternative is recycled old lumber from an old building demolition. There are lumber yards that specialize in this stuff and that would likely be a stronger repair and true to the original construction. Quote Link to comment Share on other sites More sharing options...
Bill Kibbel Posted November 3, 2011 Report Share Posted November 3, 2011 Joe, Sorry to have not replied sooner. Mom passed away Thursday night, then Saturdays storm placed hundreds of trees in all/any roads leading to home. Power has finally been restored late this afternoon. I don't see anything there that would benefit from an epoxy sealer, filler or consolidant. It needs repairs and the typical, traditional repair for hand-hewn timbers is what Mike O'. suggested, although lumberyards only have milled timbers. There's plenty of salvaged hewn timbers and hand-planed floor planks available in these parts. Quote Link to comment Share on other sites More sharing options...
Terence McCann Posted November 3, 2011 Report Share Posted November 3, 2011 Sorry to hear about your mom Bill. My condolences. Quote Link to comment Share on other sites More sharing options...
Bain Posted November 3, 2011 Report Share Posted November 3, 2011 I, too, am sorry about your Mom, Bill. Best always. Quote Link to comment Share on other sites More sharing options...
Inspectorjoe Posted November 4, 2011 Author Report Share Posted November 4, 2011 I'm so sorry to hear about your mom, Bill. Please accept my condolences. Because the power has been out, the inspection was rescheduled for today. The owner had moved out many months ago, but he stopped by at the beginning of the inspection. Turns out, he's a very well-known local architect, now in his 80's, and he designed the conversion. I can't imagine why he didn't take care of those issues at the start. To do it now would be a nightmare, not the least of the problems being matching the finishes. Thanks for everybody's responses. Quote Link to comment Share on other sites More sharing options...
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