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I have some questions about a foundation pour and subsequent framing.
The framing along the inner and mid-garage walls is not aligned on the foundation. This is clearly evidenced by the inner garage wall being flush with the framing at the front of the garage, to being suspended over the garage floor, by as much as 6″, near the garage hall entry door. This is a load bearing wall, but in areas was temporarly supported by 2×4 shims.
I’d brought the issue to the builders attention when I saw it, but by the time I’d returned they’d already placed forms around the missed area and back filled with cement and driven 14″ rebar stakes into the foundation. They’ve assured me that will support the load bearing wall.
Once the additional forms were removed, I noted additional gaps between the wall bottom plate and the foundation. These have now been shimmed with 1×1 pieces of stud. I assume the plan is to further fill this with cement.
This issue was brought the the builders attention when we framing had just started; now we have a full house with roof sitting on these walls and we’re still dealing with this missed foundation pour.
Builder assures me this happens quite often. My concern is the original foundation doesn’t adhere to the newly added material, which is a pie shaped 20 foot long section ranging from 0″ up to 6″ in wide.
Are these types of misses “normal” and are the fixes they’re applying “accepted and structural” practice?
Many Thanks!
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Somebody didn't read the plans right. The fixes are pretty normal, though. A bit sloppy, but likely not a long term problem.
If it were my place I'd be demanding a do-over. I don't give a crap if "this kind of stuff happens all the time."
Then I might compromise with removing the stud wall, cut the concrete back so there's at least a uniform 6" width for new concrete, drill & epoxy some 6-8" galvanized bolts horizontally into the higher slab leaving the head exposed 3-4", tie a #3 rebar to each bolt head running parallel with the wall, cast additional concrete to put the step in the slab where it belongs AND make sure that the stud wall's bottom plate anchor bolts are epoxied into the concrete underneath the new concrete.
Fix it right and fix it now otherwise you'll regret it in the future. You never said whether or not this is a bearing wall - if it is, then the previous sentence REALLY applies.
For what it may matter, I am a licensed structural engineer.
My apologies for missing your statement about this being a load-bearing wall. All the more reason to fix it right because now is the best time.
It's quite possible that the foundation plan did not match the framing plan. I question why they bothered with concrete fill when they could have just framed the the wall on the garage level. Hopefully they didn't miss with the footing as well.
mgmahan - Garage floors are often set lower than the floor inside the residence. Helps to avoid moisture getting into the wood framing. Unless, of course, you're one who washes & dries your vehicle before putting it into the garage.
All, thanks so much for your responses. Having a difficult time with the builder, seems content just to patch up the voids with a few pins and cement. I'm photographing and tracking correspondence.