Note: This guideline is intended as a general rule of thumb and will undoubtedly be disputed by some. Various meetings, seminars, and conferences across the country have brought me in contact with professionals such as state inspectors, general contractors, home inspectors, and foundation repair contractors. I am attempting to set a general guideline that most will agree upon in most cases. (Certain areas such as Louisiana frequently allow significantly more variation than I have suggested here.)
In various sales meetings, seminars, and shows one question invariably and repeatedly pops up. How much slope is acceptable? I first introduced my level to the manufactured housing industry. My home state of Kentucky was my first contact with state inspectors that actually checked for slope and had established that 1" variation was the acceptable margin of slope for that industry, in that state. This is 1" difference from the highest to the lowest point in the home. This was regardless of the length of the home.
In dealing with the other various industries the level has brought me in contact with this 1" standard is very tough to meet. What is much more reasonable would be a 2" variation from the highest to lowest reading, maximum variation over the entire house, with no more than ½ inch pitch per 10 foot span.
Now this does not mean that an 80 year old farm house that has settled to 3" should be torn down. However it should be noted that there is more than normal or unusual slope present, and this may impact the selling price of the home slightly.
On the other hand, in a new 1.5 million dollar home, 2" variation would significantly affect the selling price if I were the buyer. First, if the floor or foundation is off 2", everything sitting on top of that base structure is either off 2", or has been modified to allow for this sloppy construction, (and I would consider this sloppy construction). If the contractor didn't pay enough attention to detail to get closer to level with the very foundation, what else did he pass off as “good enough?”
As for someone using my level to perform home inspections, my advice would be to simply point out the variations, and be very careful about offering an opinion. If you do give your opinion be very sure to justify this as "just my opinion". (Webster's dictionary, opinion: a belief stronger than impression and less strong than positive knowledge.)
Make sure your client understands the $100 to $200 dollar fee you charge for an elevation plot of the home is not paying for an expert engineering evaluation that will stand up in court. Your job is to simply advise the client of any elevation variations, and if a problem is indicated, there are engineers that provide expert testimony for a much greater price. It is up to your client to decide if further investigation is necessary.
So to recap, 1" or less is very sound, 1½ " is pushing it a little, and at 2", or more than ½" per 10' span, I would document the elevation differences in my report, along with a notation that the client was advised accordingly.
Note:
By Mike East, Owner
Digital Leveling Systems www.digitallevelingsystems.com
