Hot Tub Load on a Second-Story Deck With Concealed Connections
A buyer under contract asks the inspector to confirm that a second-story deck can support a six-person hot tub. The deck is 12 by 14 feet, about 10 feet above grade, with 2x10 joists at 16 inches on center spanning to a beam, 6x6 posts, and diagonal bracing. The inspector can see the joists and beam from below, but the footings are buried and the ledger connection is hidden behind a finished soffit. The buyer estimates the filled tub plus water and occupants at about 6,000 pounds and wants a yes-or-no answer before removing the inspection contingency. The seller has no drawings or engineering documents. The inspector observes slight deflection in the floor but no obvious rot or cracked framing.
1. What can the inspector conclude about the deck's capacity, and what limits the conclusion?
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The inspector can conclude only that the visible framing shows slight deflection and no obvious rot or cracks. That is not a capacity calculation. The ledger connection and footings are concealed, and there are no drawings or engineering documents. Under a typical InterNACHI SOP, the inspector performs a visual, non-invasive inspection and is not required to determine structural adequacy or engineer a hot tub installation. The 6,000-pound tub load is a heavy concentrated load and must be designed; a general 'decks hold hot tubs' assumption is not evidence. The correct conclusion is 'capacity not determined.'
2. Draft the report language and recommendation for the hot tub question.
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Report: 'The second-story deck framing was visible from below; slight deflection was observed; no obvious rot or cracking was visible. The ledger connection is concealed by a finished soffit and the footings are buried, so they were not inspected. No engineering documents were provided. The buyer plans a six-person hot tub with an estimated filled weight of about 6,000 pounds. The deck's capacity for that load was not determined. Recommend evaluation by a licensed structural engineer or a contractor with structural design capability before the tub is installed or the contingency is removed.' Avoid a yes/no.
3. The buyer says she will remove the contingency if the inspector says it is fine. How should the inspector respond?
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Say: 'I can't give you a structural approval or a yes. My inspection is visual and non-invasive, and the ledger and footings are hidden. A hot tub is a concentrated heavy load that needs design. I will report the limitation and recommend an engineer. Removing the contingency based on my verbal assurance would be a mistake.' If the buyer wants more, the options are to have the seller provide access and documents, or hire an engineer. Do not trade a favorable opinion for the deal.