Field Inspection: Missing Anchor Bolts and Unpermitted Deck

The inspector should immediately issue a stop-work order for the affected shear wall and for the unpermitted deck. The missing anchor bolts are a structural life-safety deficiency because the shear wall cannot reliably resist lateral loads without a positive connection to the foundation. Allowing the contractor to cover the condition with drywall or to install epoxy anchors without review would conceal a known hazard and make later inspection impossible. The unpermitted deck is also a safety issue: it is attached over decayed siding, has no guardrail, and was built without plan review or inspection. The inspector should not treat it as minor just because it is small; decks are a common source of collapse and fall injuries. The stop-work order should be in writing, posted at the site, and limited to the affected areas so other trades are not unnecessarily halted. The inspector should also notify the contractor and owner that work may not resume until the shear wall is repaired per an approved design and the deck is either permitted and inspected or removed. If the jurisdiction's policy allows voluntary compliance, that policy should not be used to excuse a structural deficiency or an unsafe deck.

The inspector should create a detailed field report that includes the date, time, weather, location of the shear wall, the number and spacing of missing anchor bolts, and the fact that drywall was already installed on the interior. Photographs should show the shear wall base, the missing bolts, the installed drywall, and the exterior area where the contractor proposes to install epoxy anchors. For the deck, the report should include dimensions, attachment method, the decayed siding, the absence of a guardrail, and the lack of a permit placard. The inspector should measure and record the ledger attachment and note any visible rot or separation. The inspector should also record the contractor's statements about the epoxy anchors and the deck, and note that the contractor was informed of the stop-work order. The inspector should issue a written correction notice with a deadline and a reinspection requirement. If the contractor refuses to comply, the inspector should escalate to the building official and preserve the evidence. A chain-of-custody log for photos and documents is good practice, especially if the case may lead to a citation or court action.

The main risk is that the epoxy anchors may not develop the required shear capacity. Anchor performance depends on the adhesive, hole preparation, edge distance, concrete strength, and seismic or wind loading. Without a design by a licensed engineer and an evaluation report for the specific anchor product, the inspector cannot verify that the anchors will work. There is also a risk that the contractor will install the anchors from the exterior and then cover them with siding or trim, making future inspection impossible. If the anchors fail, the shear wall could rack or separate from the foundation during an earthquake or high wind, endangering occupants. The inspector would also lose the ability to verify that the original anchor bolts were actually missing, which weakens any enforcement case. The proper approach is to require a sealed design that includes the anchor type, embedment, spacing, edge distance, and inspection requirements, and to require special inspection if the code or engineer specifies it. The inspector should not accept a verbal assurance that the epoxy anchors are "engineered."