Imported Lumber, Your New Construction Home and the Inspection

Derived from an article written by Ted Cushman – Contributing editor Ted Cushman reports on the construction industry from Hartland, Vt.

The recent pandemic has had many ripple effects on the US economy. Along with other factors, it has affected the supply of framing lumber in American lumberyards. Restricted supply of US and Canadian lumber has led suppliers to look to Europe for wood to satisfy the high domestic demand. That means lumber produced in Europe has been showing up in US lumberyards and home centers. It may have different qualities than lumber from North America.

Background. Most lumber in the world market is visually graded. A lumber grader at the sawmill look at each piece and sorts the wood based on visual qualities—in particular, the size and number of knots in the wood. This characteristic is of aesthetic importance, but it also makes a difference in the structural performance of framing lumber in service.

The structural strength of lumber also varies widely by species and where the wood was grown and harvested. That’s why a grade stamp on a piece of framing lumber will specify the wood species and region of origin, not just the visual grade. Sometimes, species are grouped based on their similarity in structural performance. So, you may see a piece of wood marked SYP for southern yellow pine; this designation could refer to several different species of pine that grow in the southern US. “Hem fir,” by the same token, might be hemlock or fir; the two species have comparable performance.

The common species and species groupings in the US market are routinely tested for structural characteristics under a lumber grading program developed by the American Lumber Standard Committee (ALSC), a voluntary standards group based in Washington, DC. The ALSC publishes design values for the various species and grades of lumber, and engineers use those values to design wood structures.

Multi-species wrinkle. Mills in the US usually process wood of a single species or species group from a single region. But imported European lumber appearing in the market these days comes from mills that process multiple species grown in multiple regions. So, for example, wood may bear a grade stamp indicating that the lumber could be 

  • Scots pine from Germany
  • Norway spruce from Germany or Northeastern France
  • Switzerland Douglas fir
  • European larch from Austria, the Czech Republic, or Bavaria

The mill happens to process all those different kinds of logs.

The wrinkle is this: The various kinds of wood coming out of European mills may have very different structural characteristics, even if their visual grading is very similar. While a piece of wood might bear a “Number 2” grade stamp based on its visual characteristics, engineering properties will differ. Properties such as fiber stress in bending, modulus of elasticity, or density (specific gravity) could vary widely within lumber supplies that bear the same stamp. This stamp complicates things for engineers and code officials trying to design or inspect structures built with this Euro lumber.

The wood species identified on this grade stamp are woods processed at a German mill that are not among the four North American categories that the ICC building codes recognize.

Today, the ICC codes in the US don’t formally recognize all those European species and countries of origin. Tables in the IRC refer to four North American categories: southern yellow pine (SYP), Douglas fir, hem-fir, and spruce-pine-fir (SPF). Requirements in the code are based on those species and the properties that go with those species. SPF is the weakest species grouping among the eight design values that engineers use in wood building design.

(Note: Multi-species grading is not limited to European mills only. European import lumber is the most common with multi-species grade stamps in the US market now.)

The West Coast Lumber Inspection Bureau, or WCLB (as identified on this grade stamp), merged operations with the Pacific Lumber Inspection Bureau (or PLIB).

Design values have been published for the European species now appearing in the US. But the design process is complicated by the mixing of species and countries of origin within one grade. To figure out the value for a given design problem, an engineer would have to look at each design value for each imported wood species and select the lowest value for any given property.

Significance to design engineers. In many cases, the design values are lower for the Euro wood than for SPF, the weakest North American category listed in the IRC. In the case of shear wall and connector performance, specific gravity is a controlling factor.  The specific gravity influences fastener performance; the weaker Euro woods could significantly reduce the capacity of a shear wall. Similarly, specific gravity affects the gripping strength of truss gang nail plates. More fragile Euro wood could substantially compromise the resilience of critical truss connections if the design software is not adjusted to take the wood variations into account. And in high-wind regions, the bending strength of lumber is significant for the resistance of walls to the lateral pressure of the wind.

Unless an engineer can determine that import lumber is adequate for a given design, there is a risk that the structure as built may not comply with the code. A recently released addendum to the 2018 Edition of the Design Values for Wood Construction allows engineers to evaluate a design built with European wood varieties. In many cases, the design values for the European lumber currently circulating in the US are lower than for spruce-pine-fir, the weakest code-listed US category.

Significance to builders. Up until now, this lumber strength issue may not have had a recognizable importance to builders. But the problem has been circulating in the code enforcement community and is being noticed by code officials. In the future, inspectors in the field could be flagging critical structures, such as shear walls, constructed with lumber that bears an unfamiliar stamp.

Contaminated Chinese Drywall Inspection

Contaminated Chinese Drywall Inspection: Protect Your Home with Realm Inspections

 

Amidst a wave of Chinese import scares, ranging from toxic toys to tainted pet food, reports of contaminated Chinese drywall have emerged across the American Southeast. Chinese companies use unrefined “fly ash,” a coal residue found in smokestacks of coal-fired power plants, in their manufacturing process. Fly ash contains strontium sulfide, a toxic substance commonly found in fireworks. In hot and humid environments, this can off-gas into hydrogen sulfide, carbon disulfide, and carbonyl sulfide, contaminating a home’s air supply.

The bulk of these incidents have been reported in Florida and other southern states, likely due to the high heat and humidity. Most affected homes were built between 2004 and 2007, especially after Hurricane Katrina when domestic building materials were scarce. An estimated 250,000 tons of drywall were imported from China during that period. Builders used this drywall to construct approximately 100,000 homes in the U.S., leading to severe health and property damage.

Health Effects of Contaminated Drywall

Although not life-threatening, exposure to high levels of airborne hydrogen sulfide and other sulfur compounds from contaminated drywall can cause:

  • Sore throat
  • Sinus irritation
  • Coughing
  • Wheezing
  • Headache
  • Dry or burning eyes
  • Respiratory infections

Inspection Tips from InterNACHI

There are no government or industry standards for inspecting contaminated drywall in homes. However, Realm Inspections, a trusted name in home inspection services, offers expert contaminated Chinese drywall inspections. Homeowners should be cautious of con artists claiming to be certified drywall inspectors. Here are some tips from InterNACHI to identify contaminated drywall:

  • A strong sulfur smell reminiscent of rotten eggs.
  • Exposed copper wiring appears dark and corroded. Silver jewelry and silverware may also corrode and discolor after months of exposure.
  • Inspectors can check labels on the back of the drywall linked to known contaminated manufacturers. Entering the attic and removing some insulation can help with this.
  • Drywall samples can be sent to a lab for sulfur level testing, which is the best but most expensive method.

Dealing with Contaminated Drywall

Contaminated Chinese drywall cannot be repaired. Affected homeowners have two options:

  1. Endure health issues and appliance failures due to corrosion.
  2. Replace the drywall entirely, costing tens of thousands of dollars.

This contamination further reduces home values in an already struggling real estate market. Some insurance companies refuse to cover drywall replacement, causing financial ruin for many. Class-action lawsuits have been filed against homebuilders, suppliers, and importers of contaminated Chinese drywall. Large manufacturers named include Knauf Plasterboard Tianjin, Knauf Gips, and Taishan Gypsum.

The Florida Department of Health tested drywall from three Chinese manufacturers and a domestic sample, finding significant differences. The Chinese samples contained traces of strontium sulfide and emitted a sulfur odor when exposed to moisture and heat, unlike the American sample. The U.S. Consumer Safety Commission and other entities are performing similar tests. Despite these findings, there’s no scientific proof that Chinese drywall is solely responsible for the reported issues.

Regardless of its source, contamination is damaging property and health in the southern U.S. The media frequently attributes the blame to imported Chinese drywall containing corrosive sulfur compounds from Chinese coal-fired power plants. Homes affected by this contamination can suffer severe damage to metal parts of appliances and piping, leading to significant health issues. While no regulations have been issued, more home inspectors are becoming aware of the danger it poses.

Ensure your home’s safety with a comprehensive contaminated Chinese drywall inspection from Realm Inspections. Contact us today to protect your property and health.

 

Radon and New Construction

Why You Should Choose a Radon-Resistant Home During New Construction

Radon-resistant homes offer effective protection against radon gas, a known health hazard. These passive systems, when properly installed during construction, can significantly reduce radon levels. If initial tests reveal radon levels above 4 pCi/L, upgrading to an active system with a vent fan is straightforward and cost-effective.

Key Benefits of Radon-Resistant Homes:

  1. Effective and Affordable: Installing radon-resistant features during construction is simpler and more economical than retrofitting later. Builders can integrate these features using standard materials, ensuring hassle-free installation.
  2. Energy Efficiency: Properly implemented radon-resistant techniques not only mitigate radon but also enhance energy efficiency. This dual benefit can lead to long-term savings on energy bills.

What Are Radon-Resistant Features?

Radon-resistant construction involves several key elements tailored to different foundation types:

  • Gas-Permeable Layer: Positioned beneath the foundation, typically a 4-inch layer of clean gravel allows soil gases to move freely.
  • Plastic Sheeting: Placed over the gas-permeable layer and beneath the slab, this sheeting prevents soil gases from entering the home.
  • Sealing and Caulking: All foundation openings are sealed to minimize soil-gas penetration.
  • Vent Pipe: A PVC pipe extends from beneath the foundation through the house to the roof, safely venting radon and other gases outside.
  • Junction Boxes: Installed in strategic locations, these facilitate easy future upgrades, such as adding a vent fan if necessary.

Cost Considerations

The cost of incorporating passive radon-resistant features during new construction typically ranges from $350 to $500, with potential savings in high-radon areas. Upgrading to an active system with a vent fan, if required, adds about $300. In contrast, retrofitting an existing home can cost between $800 and $2,500.

Conclusion

Opting for a radon-resistant home during new construction is a proactive choice that enhances health and safety. By integrating these features early on, homeowners not only protect against radon but also enjoy potential energy savings. For more information on building a radon-resistant home, consult the EPA’s guidelines or speak with your builder to ensure these essential features are included.

 

Pre-Drywall Inspections

One way to ensure that a house is built according to its specifications is by performing a pre-drywall inspection. “Pre-drywall” refers to a phase during the homebuilding process just after the installation of certain elements – such as the doors, windows, foundation, flooring, wall and roof components, plumbing, and electrical rough-in – and right before the drywall is hung. This in-progress or construction-phase inspection is useful because drywall can obscure some aspects of the interior and make identifying or fixing any problems both difficult and expensive, once the new home is completely finished.
A pre-drywall inspection can be performed after the insulation is installed, which is convenient because it allows the home inspector to determine whether it was done properly. However, the insulation may conceal some components in much of the same way that drywall does.
What is inspected during a pre-drywall inspection?

During a pre-drywall walk-through, the areas of the house that the inspector can check include:

  • the foundation;
  • floor system;
  • roof system;
  • wall system;
  • plumbing system;
  • electrical system;
  • HVAC;
  • exterior wall covering;
  • roof covering; and
  • the interior.
When performing a pre-drywall walk-through, the home inspector may inspect:
  • electrical wiring and junction box placement;
  • framing;
  • foundation slabs, walls and drains;
  • footings;
  • notching of floor joists;
  • firestop material;
  • pier pads;
  • crawlspace;
  • retaining walls;
  • plumbing pipe placement;
  • waterproofing;
  • flashing for windows and doors;
  • wall studs;
  • any missing metal clips; and
  • the placement of HVAC air ducts and registers.
There are many common concerns that a pre-drywall inspection can address.  These questions include:
  • Is there an appropriate number of electrical outlets in every room?
  • Is there a drain pan installed for the washing machine so that water is caught in the event of a leak?
  • Are there wood blocks in places where extra support may be necessary?
An important element to a pre-drywall inspection is the inspection report. Most home inspectors typically include photos and/or video. These are especially beneficial to the client because of the level of detail that they can provide. When it comes to documentation, more is more!  So, as long as you have permission to do so, record everything that you can.
Finally, remember that safety is key. InterNACHI’s Standards of Practice states that no home inspector is required to inspect any component that may compromise his or her safety.
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