Hi,
Working on a 1923 1 story bungalow in Portland. The floor slopes about 2 inches from middle of the house (from wall with plastic covering doorway in pic) to the front.
There are (2) 2×8 12′ spans supported where they meet by post and beam. The first span from the wall with plastic starts in a full basement supported by post and beam, midspan support where the crawl space begins, and lands on crawl space beam. Second span starts on crawl beam, lands on settled foundation.
My questions is, to level the floor should I consider jacking the front of the house? Or just reset new joists level…
Current plan is to sure up the mid span beam (new footings and columns where needed), then replace the first set of 12′ joists (many are cracked or rotted) setting the hight of the beam so that new joists are level. For the second set of joists (mid span to front of house) sister new joists to existing, starting them on mid span beam and run level to front of house. I would then add another joist support beam towards the front of the house to help carry the weight of the new sistered joists.
See attached PDF, hopefully that helps make sense of what I am trying to say.
Thoughts on plan? Any reason why jacking to level would be better?
Thanks!
John
Replies
From your description is sounds like your girder has sunk. Check for deflection in the beam with a string line. I would jack the girder back to level and install new columns on proper footings if the beam is still good, no evidence of termites. Adding a second midspan beam isn't necessary if you're sistering the joists IMO. Jacking is dangerous and should be done by professionals. Jacking will put stress on other parts of the house and can crack walls, windows ect if done too quick.
Sistering will be faster. Jacking a structural wall can create bigger problems than you have now. Jacking house as old as yours 2 inches should take at least a year and possibly two otherwise you don't allow time for things to move.