Perhaps you have heard the term, "sillplate" and have imagined an unusual steel structure that somehow holds the house together. Or perhaps you have heard of the elusive, "sealplate", a southern adaptation of the sillplate, and imagined a plate that somehow seals the foundation. Whatever you have imagined, it is almost certainly more mysterious than the sillplate reality.
A sillplate is simply the wood base that the frame of the home sits upon. It is usually just a 2x4 on its side resting atop the concrete foundation, and the 2x4 runs around the entire perimeter of the foundation. On top of it is the wood framing for the exterior walls of the home. That's it. Nothing mysterious or crazy, and really not much of interest unless there are problems with the sillplate.
Common sillplate problems
In Louisville, the most common sillplate problems involve rotten or deteriorated wood. It is easy to see the consequences of the enormous weight of the home (much of which is resting on the sillplate) pressing down into soft wood. The result is a structural problem that gradually worsens over time.
Several factors can contribute to sillplate damage, and among the top two are insect (termite) damage and water intrusion. We see both during home inspections, and a good termite inspection is obviously important in helping to identify issues in that realm. The moisture issues usually take the form of persistent leakage leading to softness or rotten wood, and although this indication may occur anywhere, it is most prevalent near concrete steps or attachment points. Often, due to settling the concrete steps will pull away from the home slightly leaving a gap that water can enter during rainstorms. Over time, persistent water intrusion affects the wood, and voila- damaged sillplate.
The same issues are possible in crawlspaces and basements, but we find damage more frequently in crawlspaces, often due to other moisture-related problems. As we commonly tell our clients, moisture and water intrusion are the enemies of your home. ALWAYS take appropriate steps to eliminate or reduce their effects.
The good news: sillplate damage is so common that several professional companies have the expertise to correct it. The fix is straightforward: the old sillplate is removed, and a new piece of wood is inserted. This may involve using small jacks to raise the floor joists and bandboard ever-so-slightly in order to insert the new sillplate, but the process is not rocket science and usually is not terribly expensive.
For those homeowners who are in the process of getting a home inspection, take a moment to go down to the basement and have a look around. Grab a flashlight to help you, and pay particular attention to the areas near the concrete steps. If you have a crawlspace you should do the same thing, although it may be a little more difficult. And feel free to give us a call at HomeTeam at 502-357-0813 if we can be of assistance.
Next week- is this house up to code?
