AskCodeMan

This duplex has exposed foundation covered by a foam board and black (frost?) cloth. It has an insulated stem wall waterproofed on the outside. It looks as if the site was not backfilled properly or that the tin skirting needed to be extended just below grade. Is this exposed foundation a code violation?

I'm having difficulty visualizing what you are describing.

This "It has an insulated stem wall waterproofed on the outside." indicates to me that the stem wall is waterproofed on the outside of the stem wall and is insulated on the inside of the stem wall. Is that correct?

This "This duplex has exposed foundation covered by a foam board and black (frost?) cloth." is referring to the outside or the inside of the stem wall. If it is referring to the outside of the stem wall, then how is it waterproofed outside, and if it is referring to the inside of the stem wall, then how is it insulated?

Typically, the stem wall will be waterproofed from grade level down, or from just above grade level down, a you know it is waterproofed, that indicates the stem wall is waterproofed from just above grade (or higher) down on the outside of the stem wall.

What is indicating that the backfilling was done improperly?

When you say "tin skirting" are you referring to the skirting around a mobile (manufactured) home? Typically, if not a mobile (manufactured) home, the siding is not referred to skirting and is not extended down to grade so as to leave a termite inspection area around the stem wall. Exposed stem walls are typically required for this reason.

Mobile (manufactured) homes are set on piers and have a skirting which encloses the bottom area beneath the home, there would not be a stem wall in these cases.

I have photos. Can I upload them here? If so how?

Yes, you can upload photos.

When you have the message window is open, click on the upload attachment tab below the message box.

I tired but receive a message that the board attachment quota has been reached.

After selecting your photo, did you click 'add this file'? If so, you should have had three choices, 'Place inline', 'Delete file', and 'Submit'.

If you did not click 'Place inline' but did click 'Submit', the photo would be a link in your post, when you click 'Place inline' the photo is placed in your post at the point the cursor is at.

Maybe the file exceeded the maximum file size? Make sure the photos are smaller than 256k, if not, resize the photos or the photos will be rejected.

Thanks for your help. I file size was too big. I compressed it and had it added.

Question: I see the foundation wall below the skirting and the metal skirting, what is behind the metal skirting? Wood frame, concrete block, concrete panels (precast or cast-in-place)?

If other than wood frame, why is there skirting over the foundation wall?