Crawl Space Beam Replacement and Rotted Sill Plate

9 years ago

Hello all!

My husband and I are getting ready to purchase our first home and we have just had our inspection done. There are some minor issues, just like we expected, but nothing my husband couldn't fix himself.

However, in the report our inspector found some issues in the crawl space. He started off by telling me that the center beam had been completely replaced. It is made of wood and he showed me a picture.

He then told me that there is a section of the sill plate that is rotting out (he showed me a picture of this as well). It is not an overly large section, but it definitely needs to be replaced.
We plan to go back to the seller to have them fix the sill plate and some other minor things, but what I wanted to know is...

Is it a really big deal that the crawl space beam has been replaced?

Our inspector found no evidence of pests, but he did say that there is some moisture in the crawl space--not a ton, but enough that we need to keep an eye on it. There is also a sump pump, which is not at all uncommon for our area.

I am concerned because I have been told by others that a center beam replacement is a big deal and that we shouldn't buy the house in case there are other issues with it.
If we do by the house, we plan on encapsulating the crawl space with a vapor barrier and possibly putting in a dehumidifier as well, so if there is a moisture problem, that should take care of it.

I would love to hear from you guys--do you think we should pass on this house because the center beam has been replaced and we aren't sure of the exact reason why?

Other details about the house: almost positive it is a flip, built in 1962, single story ranch, all joists and piers look fine according to the inspector.

Thank you and sorry for the long post!

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Comments (3)

ncrealestateguy
9 years ago
Heck no, it's not a problem, unless it was not put in properly. And since the inspector did not point anything out, then it must be fine. Things get replaced in a home all the time.

Also, when you encapsulate a crawl space you will HAVE to include a commercial dehumidifier too. That is just how the system works, and here it is code to have one.
Stephanie Bolinger thanked ncrealestateguy
rwiegand
9 years ago
Having a replacement is way better than having a rotten one! It's important to try to address the issues (moisture primarily) that led the old one to rot. It's a plus that the work has already been done, assuming it's been done right.

Sill plates rot in old buildings routinely, and replacing them is not a huge deal. I've done many as DIY projects. Some contractors will make out like it's the end of the world, and then charge accordingly. Hunt around for someone who does it on a regular basis. Again, it's better to use rot-resistant lumber for the replacements and address the sources of water to the extent possible.
Stephanie Bolinger thanked rwiegand
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Stephanie Bolinger
Original Author
9 years ago
Thank you both so much! We have decided to proceed with the purchase on the condition that the sill plate is replaced professionally.

I appreciate your insight on this matter. Have a great day! :)