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Whistler
Real Estate Co Ltd, #137- 4370 Lorimer Road, Whistler, BC V0N 1B4
If you've even walked by someone's house and seen the porch buckling in on itself, you should probably take it as a warning. Porches are often not maintained as well as they could be, and when trouble starts with them, it can go from an easy fix to a big renovation in very little time. Here's some information about your porch and some tips on what to look for.
Anatomy of your porch
Your porch has eight parts. From top to bottom, they are:
The Roof Structure: usually in the same style as the rest of your roofing, with a ceiling that can be of plaster, drywall, stucco, wood, or metal.
Columns: support the porch's roof and/or floor system; constructed of wood, metal, poured concrete or masonry
Railings: keep people from falling off; usually made of wood or metal
The Floor: usually wood or concrete, with a slight slope to allow water to drain away from the building.
Joists: support a wood floor (and the people and the furniture and the snow that are on the floor) and are usually made of wood. (Concrete floors are usually self-supporting.)
Beams: transport the roof or floor loads (the weight of the roof or floor) to a wall or column. Typically wood, but can also be steel.
Steps: made of wood, concrete or masonry.
Skirting: around the perimeter to improve esthetics and prevent vermin (and children) from getting under the structure.
Inspection
Each part of your porch is susceptible to damage, so run an eye over them all regularly.
Roof Structure: Check for loose or missing shingles, holes in gutters or drainpipes, and signs of rot in the wood. Take care of these immediately to help prevent moisture from getting under your roof. Stand back far enough to see the big picture (this often means across the street). If you see sagging in the line of the roof or the beam supporting the roof, you may have structural problems already developing. Get help. The ceiling should be checked for signs of water damage (indicating a leak in the roof).
Columns: In concrete or brick, look for cracks or spalling (pieces coming off). In wood columns, look for signs of insects and wood rot. Brick and wood columns should not have direct contact with the soil. Make sure the columns are plumb (straight). If they're not, get them fixed before your porch collapses. You may need to rebuild them entirely. Again, the best view is from a distance. Line up the column with a corner of yours or your neighbor's house. They should be parallel.
Railings: Check for rust (if metal) and rot (if wood) and for security (no matter what they are). Loose or missing railings are a hazard and should be fixed immediately. Railings should be at least 36" high and the spindles should not be climbable (no horizontal members). They should also be close enough together that a 4" ball cannot pass through (this simulates a baby's head).
The Floor: Inspect for drainage, wood-rot, and insect damage. Carpet on a porch can be dangerous, as it tends to hold moisture, which promotes wood rot. If your porch has a metal or canvas covering, check for wear and replace if necessary.
Joists: First check for the floor for flexing (how much it bends under foot). Flexing indicates the joists are over-spanned or not properly braced and will need more bracing to be secure. They should also be properly secured to the building by joist hangers or a board, lag bolted to the structure. Also look for moisture and insect damage, and if you find it, repair immediately
Beams: Check to be sure the beams are properly supported at the columns with at least three and one half inches of its length and its full width resting on the column or wall support. If the beam is sagging it may be undersized or overspanned. Additional columns can be put in, or the beams can be enlarged or replaced to solve this problem. As always, watch for wood-rot, insects and moisture. Beam should not be in direct contact with soil.
Steps: Be sure wooden or masonry stairs are not in contact with soil. Look for insects, moisture damage and wood rot. Also look for flexing in the steps. If the stairs flex, the boards of the stairs are too thin, or the stringers (the supports for the stairs) are too far apart. This requires replacing or rebuilding. Make sure all steps are the same height. Otherwise you create a genuine trip hazard.
Skirting: Make sure the skirting is intact to keep vermin from getting underneath. Also ensure that there is no direct contact with soil to prevent moisture and insect damage.
Finally, sit on the porch and enjoy the neighborhood. After all, that's what they are there for!
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