deck without a ledger board?

I have a deck that is 18ft long 9ft wide and 4 ft off the ground. It is supported by a beam 4x6 supported by 4x6 posts every 4 ft resting on top of 8 inch footings 48 inch deep. the previous owner built this deck and he used 2x8 joists 12" oc and he fastened the ends of the joists to the house with joist hangers. But he didn;t use a ledeger board. He nailed through the shingle siding through the plywood sheathing and in to the (rim board) I think they call it. I have lived there 15 years and I have never had a problem I never even actually noticed there wasn't a ledger board. Now I am selling the house and The buyers had a home inspection and the inspector noticed this and said the deck should be removed and a ledgerboard fastened to the house and the re fasten the deck. I have had 15 to 20 people on this deck before and it doesnt even bounce let alone fall off the house. Is a ledger board really needed?

 

Ideally, you are better off with a free-standing deck since you eliminate the connection and possible moisture intrusion and rot that can occur with a deck tacked on to a house.

The home inspector may have really been concerned with the lack of any kind of flashing to shed water. Every hole or nail from the deck is a potential leakage point and source of moisture for rot. Without digging into the wall, you never know what the condition of the rim joist, sill plate or floors joists are.

IF a desk is supported by a ledger, there should be continuous flashing behind the ledger and the siding and hopefully under the upper house wrap or moisture barrier. It should be attached with through bolts and not lag screws or nails. Provision for sealing around bolts should be made. - Most decks are not built that way and many have problems.

It is not a structural problem, but you have many nails and holes to let in moisture.

I think the inspector is worried about a non-standard installation where he cannot be assured of the conditions within the wall.

Dick

 

In addition to the lack of flashing details, he may also have an issue with the hangers being nailed on top of the existing siding, since the siding is not permanent nor structural. Basically, you would imagine that the siding is not there, which would mean the weight of the entire deck is hanging on nails that are in midair.

Like you, I doubt the deck is in any danger of giving way, but I don't know what recourse you have when an inspector suggests some changes be made. Perhaps if a local city/county building inspector says it meets their code, he would let it drop. Problem is, it probably does not meet code being nailed on top of the siding, as it is.

 

I would convert the deck to freestanding rather than try to add a ledger.

Start with footings, posts and a beam within 24" of the house to support that end of the joists. Once that's in place, remove the deck board closest to the house, remove the hangers and cut the ends of the joists off about an inch. Patch the nail holes in the siding, block between the joists at the ends and reinstall the deck board.

 

I thank everyone for their input.