Common But Shocking Building Code Violations Behind The Walls of Older Houses
Common But Shocking Building Code Violations Behind The Walls of Older Houses
If you are remodeling your older home, pay attention to the structure of the shear wall. If you are in California, it must meet the building code to withstand earthquakes. Unfortunately some tract home builders did not follow the building code but still managed to pass the inspection. This video shows the real violations as well as how to fix them.
tags remodeling home remodeling building code building code violations shear wall earthquake tract home inspection drywall plywood
High definition video may help you see all of this better. This video is shot in 4K UHD setting. You may choose the higher quality by selecting youtube Setting/Quality.
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Alternative Methods
Identifying code violations during renovation is critical. Here are approaches for different situations.
1. Hire a Home Inspector Before Renovation
When to use: Before starting any major remodel, especially in older homes.
- Pros: Identifies hidden issues before you open walls, provides a written report, may find safety hazards
- Cons: Inspection fee, cannot see behind walls without invasive methods
- Difficulty: N/A (hired service)
- Estimated cost: ~$300-500 for a full home inspection
2. Pull Permits and Request City Inspection
When to use: Any structural, electrical, or plumbing work that requires a permit.
- Pros: Ensures code compliance, protects you legally, inspector catches issues before they are concealed
- Cons: Permit fees and wait times, some grandfathered issues may be flagged, adds time to project
- Difficulty: Easy (paperwork)
- Estimated cost: ~$50-500 depending on project scope
3. Use a Thermal Imaging Camera
When to use: Non-invasive inspection of walls for moisture, insulation gaps, or electrical hot spots.
- Pros: Sees through walls without demolition, detects water damage early, identifies energy waste
- Cons: Does not show structural defects, requires interpretation, camera rental or purchase cost
- Difficulty: Easy to Medium
- Estimated cost: ~$200-400 for camera rental, or $50-100 for a phone attachment
4. Open a Small Inspection Hole
When to use: When you suspect a specific issue behind a wall but do not want to commit to full demolition.
- Pros: Direct visual confirmation, can use an inexpensive borescope camera for a tiny hole, minimal drywall repair needed
- Cons: Still invasive (even a small hole), only reveals conditions at that specific spot, must patch afterward
- Difficulty: Easy
- Estimated cost: ~$20-40 for a borescope camera, ~$5-10 for drywall patching supplies
Tips for Dealing with Building Code Violations
- Document everything before you fix it. Take photos and video of every violation you uncover, including wide shots that show the location within the room and close-ups that show the defect. This record protects you if you sell the home later and the buyer’s inspector has questions about past work.
- Understand the difference between grandfathered and required upgrades. Building codes evolve over time. Work that was legal when originally built is generally “grandfathered” and does not need to be brought up to current code unless you are making alterations in that area. However, once you open a wall for remodeling, the inspector may require that the exposed section meet current standards.
- Focus on structural and fire-safety violations first. Shear wall deficiencies, missing fire blocking between floors, improperly notched studs, and absent seismic strapping are the most dangerous issues. Cosmetic code issues (like outlet spacing or missing GFCI in a non-wet location) are important but rarely life-threatening.
- Check for proper nailing patterns on shear walls. The video highlights this issue. Code typically requires specific nail size, spacing (often 4 inches on edges and 12 inches in the field for plywood sheathing), and nail type. Incorrect nailing dramatically reduces the wall’s earthquake resistance.
- Do not assume the original inspection was thorough. As the video demonstrates, some builders cut corners and still passed inspection. Framing inspections in the tract-home era were sometimes cursory, especially during housing booms when inspectors were overwhelmed with volume. Always verify critical connections yourself.
- Hire a structural engineer for major concerns. If you find significant shear wall, foundation, or load-bearing issues, a structural engineer (not just a general contractor) should assess the situation and design the repair. Their stamped report satisfies the building department and ensures the fix actually addresses the load path. For detecting hidden wiring issues behind walls, see our article on detecting wires without special tools.
Tools You Will Need
| Tool | Purpose | Approximate Cost |
|---|---|---|
| Borescope / inspection camera | See behind walls through a small drilled hole | $20-60 |
| Thermal imaging camera (or phone attachment) | Detect moisture, insulation gaps, and hot electrical spots | $50-400 |
| Tape measure | Verify stud spacing, nailing patterns, and clearances | $5-10 |
| Flashlight or headlamp | Illuminate wall cavities and crawl spaces | $5-15 |
| Pry bar | Carefully remove drywall sections for inspection | $8-15 |
| Digital camera or smartphone | Document violations with photos and video | $0 |
| Level (4-foot) | Check wall plumb and header alignment | $10-20 |
| Notebook | Record violation locations, measurements, and notes for the inspector | $2-5 |
Most inspection tools are inexpensive and reusable. The borescope camera in particular is a worthwhile purchase that you will use on many future projects.
When to Call a Pro
DIY discovery of code violations is straightforward, but the repairs often require licensed professionals:
- Structural shear wall repair. Correcting shear wall deficiencies involves removing interior finish, adding plywood sheathing with proper nailing, and sometimes installing hold-down hardware. A licensed contractor working from a structural engineer’s plan ensures the repair meets current seismic code.
- Electrical rewiring. Older homes may have knob-and-tube wiring, ungrounded outlets, or undersized circuits hidden behind walls. An electrician should handle all rewiring, and the work requires a permit and inspection in every jurisdiction. For basic electrical knowledge, see our electrical safety guide.
- Foundation and framing corrections. If the violations involve the foundation (cripple walls without bracing, missing anchor bolts) or load-bearing framing (improperly notched joists, removed studs), a structural engineer should design the fix and a licensed contractor should execute it.
- Permit-required work. Even if you are capable of doing the repair yourself, most structural, electrical, and plumbing repairs require permits. Working without a permit can void your homeowner’s insurance and create problems at resale. Pull the permit, do the work to code, and schedule the inspection.
- Homes in seismic zones. If you are in California or another seismically active region, building code requirements for shear walls, cripple wall bracing, and water heater strapping are especially strict. Non-compliant conditions are not just code violations; they are direct safety hazards. A seismic retrofit specialist can evaluate your entire home and prioritize the most critical upgrades. For broader remodeling guidance, see our kitchen remodel cost guide.
Always verify contractor licensing and insurance in your state. Cost estimates are averages and may vary by location.