Notched Studs & Top Plates
Home inspectors always report on floor joists and beams /
girders where they have been compromised by drilling holes and notching. Many
times these structural members are easy to see in a basement or crawl space. We
see the damage caused by compromised structural members. Settled floors, walls,
and sticking windows & doors. Most times during a visual home inspection
wall studs and top plates are not able to see. However many of us offer new
construction inspections. It is amazing to me the amount of corners cut during
new construction. Once covered with drywall, it will be near impossible to
determine defects. Movement or bulges in walls may be related to compromised
studs or top plates. Cracks on drywall, especially corner angled cracks. This
may be even more problematic with balloon frame construction. If a home
inspector sees movement in a wall, especially if it is weight bearing, it may
be caused by improperly drilled or notched wall studs or top plates. So what
should a home inspector be looking for?
- If a top plate is notched more than 50%, a 16 gauge metal plate should be installed
- Top plate joints should be offset at least 24” and overlapped at the corners
- Notches in wall studs that are load bearing should not exceed 25% of the stud depth (actual)
- Notches in wall studs that are not load bearing may not exceed 40% of the stud depth (actual)
- Holes in wall studs in load bearing walls may not exceed 40% of the stud depth (actual)
- Holes in wall studs in non load bearing walls may not exceed 60% of the stud depth (actual)
- 2 x 4 load bearing studs less than 10’ which support 1 story and a roof, may be spaced 24” on center
- 2 x 4 load bearing studs less than 10’ which support 2 stories and a roof, should be 16” on center
- 2 x 6 studs should be used by walls higher than 10’ (check with the local municipality)
- Exterior wall sill plate should be pressure treated with a moisture barrier
- Walls should normally have a double top plate
- #3 grade lumber is approved for studs up to 10’
- #2 grade lumber is approved for studs longer than 10’
- Structural composite lumber is approved for wall studs
