Expert: Bruce E. Johnson - 10/5/2009

Question
QUESTION: Hello Bruce. Our home originally had an unfinished basement and years ago I put up some un-permitted walls and doors to section things off using all standard lumber. In the interim, I've learned that the plates should have been treated lumber, creating a moral dilemma for myself. I cannot in good conscience give false information during the sale, but I'm not crazy about the idea of demolishing my work, either. Is there a common ground that you can think of, or will I just have to chalk it up to "ignorance is not always bliss"? Thanks for your time. David

ANSWER: Hi David, pressure treated wood is made to discourage wood destroying organisms and termites.  Most concrete basement slabs are pretreated for termites prior to the concrete being poured so termite infestation of your wood sole plates might not be an issue.  It is possible to inject copper sulfate solutions into the wall cavity if you want to try and treat the wood sole plate  in place.  Or you can try to slip a metal flashing underneath the plate to give you separation between the wood and concrete.  If your floor had a good vapor barrier installed and moisture coming up through the slab is not an issue then there is little chance of wood destroying organisms to begin their destructive work on the wood.  If evidence exists of a problem in this area you can take a sawzall and cut the bottom plate out and slip a pressure treated plate back in its place.  Then you simply toe nail the new plate in place and cover with a suitable baseboard. I hope this information helps please feel free to write again regarding this or other matters, sincerely bruce e johnson..bejohnsonconsulting.com

---------- FOLLOW-UP ----------

QUESTION: Hello again, Bruce. Thanks for the tips & I'll consider which of your remedies to attempt.

Meanwhile, I was more concerned with whether a home inspector might take exception to apparently untreated wood in contact with concrete. The back side of these partitions are not drywalled, just the side you see when entering the basement, so it's clearly visable. I was reading where, if I understand correctly, the 2006 IRC doesn't require treated lumber if it's more than 8 inches above grade. Would the poured floor and drain field be considered "above grade"?

And, while I have you on the "phone", if drywall is hung, must it be taped and mudded?

Thank you so much for your offering up your expertise in this forum. Dave


Answer
Hi again David, as I mentioned earlier there are reasons for pressure treating.  If your floor is dry and the slab has been treated for termites then having pressure treated sole plates isn't that necessary.  If you can look at the backs of the partitions and see the sole plate and there is no evidence of anything funky going on with the bottom plate then I wouldn't worry about.  Taping and finishing drywall is the natural course of drywall, however if it is your house and you don't want to finish the drywall then it's up to you.  It looks better if it is finished.  When I do a "permitted" project that is being inspected by local authorities their inspection stops at the screw inspection of the drywall to make sure that it is attached properly to the framing unless it is a rated firewall then the taping is inspected to verify that smoke and fire cannot penetrate the barrier. I hope this information helps please feel free to write again regarding this or other matters, sincerely bruce e johnson..bejohnsonconsulting.com