The attic area of the structure of a house can be constructed with conventional framing methods (also called “stick framing”) or truss framing and/or a combination of both. The framing is designed to support the roof structure. The supports, purlins, size and length of the wood framing members and more will be determined by the pitch, steepness, size of the roof, and the type of roofing materials installed (composition shingles, concrete tile, metal roofing, etc.). The attic framing structure in too many homes was not properly constructed and other ancillary issues can arise from deficient framing.
Truss framing consists of pre-engineered assemblies that are made of members that are constructed together with gusset plates. Truss framing is designed for specific load calculations. Trusses are not to be altered. Recently, I inspected a large 25+ year old waterfront home on Lake Conroe that was a combination of truss framing and conventional framing. One of the HVAC units was installed in the attic in a location that was difficult to access. Some remodeling had recently been done and one of the HVAC units had been replaced. Someone cut out some of the members of the trusses to gain access to the equipment to remove the old equipment and install the new. Cutting or altering the truss members can have negative effects on other parts of the construction. That’s a big red flag! If you have a house constructed with trusses, make sure they are unaltered and remain constructed as they were originally designed and installed.
With conventional framing, there are many factors that contribute to the design and size of the boards, nails, joist hangers, straps, and more that make up the structure. For example, a house with composition shingles will be constructed differently than a house with a concrete tile roof. Many people associate cracks in sheetrock with foundation problems, but many cracks in sheetrock are framing related, rather than foundation related.
Another home I recently inspected was constructed in the mid-1980’s and was almost 7,000 sq. ft. in size. The curb appeal of the house was impressive, but the framing in the attic was worse than horrible! Ridge boards were too small for the rafters, purlins and supports were inadequate, and there was a plethora of problems all over the attic system. Rafters were excessively separated from the ridge board. Multiple rafters were split and broken from inadequately supported loads. Other supports were extremely bowed due to the sagging separations with the rafters from the ridge boards. There were cracks in the ceilings in the house. Did I say it was “worse than horrible?!” Too many houses have been built with deficient framing from the beginning, and 30 and 40 years later, there are ongoing issues of maintenance and repair needed, and they are money pits. I know from first-hand experience, because I lived in one for 11 long years!
The stories are endless and if you’ll allow me one more. An early 1980’s constructed home in Walden I inspected had a concrete tile roof that was much too heavy for the framing construction of the house. When I went into the attic, it was scary how the attic looked with separating boards, bowed and bent supports, and sagging rafters and roof decking. The buyer immediately consulted with a Professional Structural Engineer to determine what needed to be done to improve and correct the failing structure that was only a matter of time before it would cave in and crater. It took over $8,000 of corrections to improve the structure to adequately support the roof system loads.
If you have any questions about the framing construction of your home, you may wish to consult with a Professional Structural Engineer. Buyer beware … if you’re in the market for buying a home, please consult with a thorough and experience inspector to inspect your home before you close on it! Be well-framed my friends.
