Garages and Outbuildings

Garages will be the next item to be inspected. Garages are basically classified as either attached or detached from the main structure. In order for a garage building to be attached correctly to the main building, it must have a similar footing and foundation structure as the house. As an example, the house will have a minimum of a 5' frost free foundation system. If the garage is attached to the same house with this type of foundation system, it must then be supported by the same 5' frost free foundation system. (In Northwestern Minnesota, where these writings originate from, the frost depth is 5 feet. This means that the average depth the frost will move to is 5 feet from the surface.) If the garage is attached, the inspector will assume that the foundation of the garage meets the same specification as the house if it was built at the same time as the house. A question that should be addressed by any prospective buyer is:"Does the garage have a foundation?" It is important because some garages were built as though they were detached from the house without a foundation. This becomes an issue with remodeling garage space to add living space to a home without building an addition. Have your inspector make sure the foundation system is there. Garage slabs are also part of the inspection and should be looked at closely. Sever cracking or heaving may indicate other problems. Older garages have hand-framed rafters. Make sure the "collar-ties" are in place and not split or broken. Collar ties connect the "heels" of the rafters at the top of the wall. Roof coverings should be looked at the same as the roof on the house and what kind of driveway or approach is in place. Garages are a large selling point for most homes, so make sure the same attention is given to the garage whether or not it is attached to the home. Out buildings such as garden sheds should be looked at with the same scrutiny as garages are. Pay particular attention to whether or not it sits on a concrete slab. These types of buildings should have treated lumber on all areas in contact with concrete or areas susceptible to moisture. Next week: The Roof!