2x4 Floor Joists... WHAT?!

[Joel Florek]

Hello All,

I am currently in the process of expanding beyond my 20 units and went to view a 12 unit complex split up between three 4plex's. I traveled to the site to perform an initial inspection and view a few of the units. Understanding the buildings are built in 1973 and currently class C I didn't expect beautiful well maintained units. However, as soon as I walked into the building things just seemed off. After walking into the basement I found the issue. All the floor joists are 2x4 with 16" on center construction and spans of 10' to 12'. WHAT?!

Now I have been apart of nearly two dozen flips and have viewed well over a hundred homes in the Midwest region I am in but I have never seen 2x4 floor joists(except in a non inspected addition). According to current construction standards they certainty do not comply but does anyone know if they ever did?

Needless to say I am passing on these buildings but would love to get some discussion going about what people know about 2x4 floor joists history or if the consensus is the original builder just decided to cut corners and call it good.

Thanks in advance,

Joel