Hi all – First time posting here though I’ve read off and on for a few years. By way of introduction, I’m a homeowner for the past 5 years and perform general maintenance and minor remodeling projects. Growing up, I helped my dad build or remodel a couple houses. In short, I’m not an expert in home building and remodeling, but I’m not starting from the ground floor either (though I would say my experience is on the lower end).
One fine weekend, probably about six months ago, I was angry about one part of a bath and decided on impulse that we needed some improvements. So after 5 months of demolition (1 day on – 3 weeks off – wife really loves that), I’m down to the subfloor and bare studs on the walls and all plumbing fixtures out. Now I find what I can only imagine is dry rot (never had this issue before) in the subfloor. The framing is 4×6 beams at 4’oc with 2×6 T&G deck. Rot is about 15 SF and covers 4 or 5 of the 2×6’s. From the crawlspace, it doesn’t appear that it has reached the beams. The bath is only 5′ wide, so the 2×6’s span under the wall floor plates. My guess is that a small problem with the original plumbing to the shower caused this. House was built in 1975 with no apparent updates before we bought the house.
I was originally planning on tackling this whole issue myself, but am reconsidering now that my wife is asking to move soon (I’m fairly certain it has nothing to do with this project – we’re running out of space after having kids).
Questions:
1. What are my responsibilities for taking care of this problem in terms of selling the house? My assumption is that I need to repair and then disclose that there was dry rot. I’ve never sold a house before, so forgive me if this is a dumb question.
2. Can this be handled by a homeowner and not raise too many flags for an inspector? Even if completed by a contractor, how much of an issue is this for a home inspector.
3. Before asking a contractor to come in, so I can gain as much knowledge prior to hiring the contractor, is there a source (book or internet) where I can learn about this repair process?
Thanks for your insight.
Replies
Since it was not mold, and not a structural issue, I don't think you have to disclose. rjw will be along and probably set me straight.
Fix it yourself, do a first class job, and sell the house. You'll probably do better than a lot of hacks that are doing work.
Cut out the bad sections, install new boards. Install nailers as needed to support the ends of the new boards. Lay a crack control membrane and some decent ceramic tile, and you're a hero.
"When asked if you can do something, tell'em "Why certainly I can", then get busy and find a way to do it." T. Roosevelt
Eddie:
All wood rot is caused by mould or as the larger classification is called- Fungi.
Maybe, but if it were my house, and I knew I was going to sell it, I wouldn't use the M-word at all.
"When asked if you can do something, tell'em "Why certainly I can", then get busy and find a way to do it." T. Roosevelt
You are lucky that it is in the subfloor and not the beams. You should be able to cut out the problem area and replace it without too much problem. Can you post a picture? It would hepl with further advice.
As far as disclosure, I am not lawyer, but I think if you fix it - there is nothing to disclose.
Good luck.
Here's a photo just taken of the affected area. I've removed the soft areas in the decking. The rest is solid despite the discoloration. I'm planning on removing the 6 boards from the exterior wall (on the left). Beam runs left to right on the picture and is located under the end of deck joint seen on the left 2 boards. Drain hole for the shower is off the bottom of the picture. I'll be replacing with a tub so I would have had to cut a new drain hole in the middle of this mess.
Well, if you are changing to a tub, you would need to cut into the floor anyway...
From the picture, it looks pretty straightforward. Set the depth if your skill saw to the subfloor plus 1/8 inch and cut the bad areas out. It looks like you will need to take a bit of care around the vent pipes, using a sawzall.
I would take the time to make sure and cut everything out that is questionable, so you dont have to worry about reporting anything.
Good luck.
You are not required to disclose past historical problems with the hoiuse, only current ones that you are aware of at time of the sale. So fix it anf be done with it.
EZ fix since it isw only replacing floor decking
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