That's One Strapping Bay Window!

[Jay Markanich]

I had a pre-drywall inspection a few weeks ago in Maryland.  It was disappointing in many respects.  The builder's agent was supposed to meet me at the site.  I called her five minutes before I got there and she was to be there, but never showed up.  The house was quite unkempt, with debris everywhere.  Trip hazards abounded.  The stair cases had no protective safety guardrails, especially on the upper level.  It would be easy for anybody to fall to the next level below.  They apparently didn't care who walked through.

And there were many bay windows which were not strapped.  Strapping looks like the photos below.

This is the left and right sides of a bay window on a recent pre-drywall inspection in Virginia.  Looking closely, you can see straps which are nailed high at the top plate, in the middle and low at the bottom plate, and on each of the mitered joints.  My understanding from engineers is that these windows have a tendency to bow outward, even when located on top of foundation walls.  The straps help them to hold their shape and maintain their integrity.  They are utilized by builders in all of the counties in Northern Virginia.

The agent representing the buyers of the Maryland house called me during their walk through with the builder.  He asked me about the straps, which I explained.  He said the supervisor and the architect had never heard of such straps.  While this baffled me all I could say was, "Well, then they have never heard of them!"

My question to Realtors and other inspectors is this:  Do you see straps in your area?  Are they required?  Or is Northern Virginia just ahead of this loop?

My recommendation:   I often see builders who put straps not only on box and bay window penetrations, but also any high wall corners and even the exterior corners of the house.  Even if straps are not required by the code, there is nothing to prevent anyone from exceeding that code.  Remember, the code is the minimum standard required by local authorities - it is the floor from which construction begins.  The best builders use the code as the starting point, not simply to get by.

[Davin Strand]

good post Jay, I always learn a lot. Keep posting!!! Not sure I have seen them hear. 

[David Macy]

Jay,

If you have not done so already you should write books pertaining to inspections.
You have the gift.

How about Inspection short stories by Jay

[Jay Markanich]

Thanks guys.  One of my favorite authors is Stephen King.  Maybe I can write a home inspection short horror stories book...

[Davin Strand]

I'll buy it...but if you post it here I won't have to.   I'd still buy it!

[Jay Markanich]

I would end up giving it free to all my friends and wouldn't make any money on it!

[David Macy]

Jay and others.

I have the opportunity to write an article in a local magazine.

If you had to pick a subject what would it be?

Home safety, home maintenace, how to hire a contractor?

They called me today to see if I was interested.

It is a popular magazine in my home town called the Broaview Journal.

[Jay Markanich]

As you go about your business, what do you think the biggest thing consumers need to be educated on?  And/or what would bring YOU the most attention in an article?

Send me the article after you write it and I will review it quickly if you want.

[David Macy]

Jay

When I posted before I was going to say Inspection "horror" short stories, and it is cool you responded to what I was thinking.

I would really be gratefull if you and other did proof read my story as I am sometimes using improper grammar.

I think I want to talk about maintenance, safety, keeping good records.
So title of article could be.
Is your Home above average?  Or Information/tips on maintaining your home.

Any ideas on a title?

Or is your home a below average piece of crap because your lazy and keep  messing up your systems.

[Jay Markanich]

"Does Your Home Make The Grade?"

Then give them maintenance tests and tips and a grade point for what they have done.  Different point totals can award a different grade.  Then add them up to Well Maintained, Somewhat Maintained, or whatever.  Then they grade their house.  That way "they" are not the problem...  it's the house that needs this or that.

I'm sure you will get a million tips and suggestions from this group...

[Joe Keresztury]

Jay, in the San Antonio area we don't strap the bay windows, but it wouldn't be a bad idea. Also would recommend screws not nails. Nails would defeat the purpose by pulling loose easier with wall movement.

[Jay Markanich]

Hey Joe - you are the first inspector in a red state who says they don't strap!  I was beginning to think this was a red state/blue state thing!

[Joe Keresztury]

Jay, sorry I messed up your theory.   

[Jay Markanich]

It's just how things were working out!

[Joe Keresztury]

Jay, how's the weather up there, we hit mid 70's today.  . I'm originally from Pennsylvania, so I'm assuming your weather is fairly comparable to there.
On your straps theory I also think it wouldn't be a bad idea to recommend strapping the outside joints (outside of Sheathing, assuming it's 1/2 inch OSB) of the bay also at the angles. That way all those joints are strapped/fastened inside and out. Sandwich effect, resistance both sides. I will recommend here in future even though not required, can't hurt.
David, good luck on your maintanance article. Keep in mind that NACHI has a life expectancy chart for home components that could help you with information on your article. jk

[Casey Patten]

Jay, I've installed windows for 7 years now; it's the bulk of Dad's business (or has been till everyone shut their wallets).  This wouldn't technically be called a "bay" window; it's really 3 separate units.  The bay windows we've installed are a single "unit" and have a cable system in the mulls that you have to pull/rachet vertically through the mulls to put tension and attach to the framing above the header, helping to minimize the sag you see so often with a heavy, otherwise unsupported widow.  
I can't say that I've seen the straps in Minnesota, but I keep having this nagging feeling that I have seen them used before.  Just not positive where or when or if I'm thinking something else.  We typically use screws to get the window set, then shingle nails to keep it held in place.  

[Joe Keresztury]

Casey, That is definetely a bay window in Jay's pics. He's in a different state but we call it the same here. Even though it's not a continuos window attachment , it is still called a bay window. 3 windows projected out on the exterior wall with the 2 sides of the wall 45'd is a bay window. You must be referring to 3 windows actually attached with the 2 sides at a 45 degree. That  3 window attachment would cost alot more for obvious reasons and not cover the same area as 3 seperate windows. Here we also call a box window a box window because the frame is boxed out, but the window is single or double and flat with the exterior boxed out wall area not u shaped or boxed as the frame.

[Casey Patten]

Joe, I'm sure you're right...it's not what we'd typically call a bay up here.  Yes, I am referring to the 3 (or 4, or 5) separate window units mulled together to make one large window.  Yes, they are VERY expensive!  And heavy!   
Gotta love different naming tendancies!

[Jay Markanich]

Any roundish window here is called a bay, but it is probably vernacular and popular usage more than the proper construction name. So both Casey and Joe are right!  The straps are used by everyone in VA and have been for some time.  They even vertically strap tall walls with double stacked windows between the separation under and over the windows, if I am describing it right.  And outside corners are also strapped.  When I was in MD I saw none of that and it threw me because of all the years I have been seeing it.

[Joe Keresztury]

Yeh Casey , your talkin about the good old fashion way of doing it. Your from the land of the great Anderson windows. Back in 1990 ish they took a big group of texas builders up their and wined and dined us for days. Big dinners , out on the river boat, etc. I remember even playing racketball somewhere. They really took care of us. But unfotunately here in texas especially the san antonio area people just do not want to put their money into the high end windows like Anderson , Pella or Marvin. I guess because of the better climate. Here aluminum windows are pretty much standard with vinyl as an upgrade and I'm not talkin about the vinyl clad wood windows like an Anderson. Usually if someone in these parts wanted an Anderson or Pella product it was someone moving in from up north. Here double glazed is max, don't ya'll have triple glaze up north. 25- 30 years ago a double glaze window was an upgrade here.