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Hello there!!
I purchase a single house one floor in MA and I have a lot of work to do here, I would like some advise about the following: On 1978 they had a major flood and the house was raised from its foundation about two feet, according to the previous owners the job was done by the government. This is what I have here: hollow cement block (7.5×16″), single bottom plate 2×8 St with no seal underneath, then a 2×6 St over as my frame bottom plate, 2x4s its 16oc, top plate 2×6 St single and double in some points, no 4x4s or 4x6s posts in corners or under carry beams, also about every 6′ or so they put a diagonal brace from the foundation to the house frame (floors) then the house sits(???)on all of that, this is the cheapest job I ever seen. Well, now that your familiar with my situation I would’ like some advise here, I am wondering how I can reinforce my foundation because I plane to add a second floor to the house, my idea starts adding a second stud to every stud but this time a 2×6 or 2x8pt and off course a 4×6 post to every corner and carry beam, Will that reinforce my frame? Can I remove those braces?, what about the foundation itself? what can I do since all the holes on the blocks are covered by the bottom plate?? Please help a fella here.
Thank you for you input.
Lino Trillo
Replies
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My first suggestion: Hire an engineer.
My second suggestion: Buy the code book your local authorities use.
My third suggestion: Ask the building inspector what he will allow.
Wwe cannot see your house. Any advice about your house we could give you is wrong.
*George, Thanks for taking the time and help me here, I understand your advice and I agree with it, but I will wait a little more to start any actions, maybe I am lucky and I'll get some advice from a engineer right here. I know without seeing is hard to give a advise. I forgot to mention, I am also into construction too and I do have the Mass code as well, but a book is not enough to tell me what to do and I rather listen to the people on the field first, besides I believe they are the ones who wrote the book right? Anyway tax.
*lino.. can you post some pictures of what is going on...???
*Aside from the fact that they didn't use treated wood in contact with the masonry, there doesn't seem to be any problem with the pony wall under your house. If you are in an earthquake zone, you need a whole lot of connectors that I'm sure are not there. If you are not, then no house in your area has those connectors either. If you have a stick built house with platform framing, there is no need for more framing in the corners or anywhere else unless there is an unusual point load. The key elements of this pony wall are the sheathing and its nailing which are resisting the racking forces and those pesky braces that stiffen the top of the foundation at the mid-points. You can build pilasters to replace these braces. Of course all this is speculation on my part because I'm not there. Any advice to get a knowledgable someone to look at this is good advice.
*Sorry for beeing late on my reply, I was out of the country. I thank you for you advise and I want you to know that I do totally agree with you. Since I post this message I been working on the house doing some demolition and I could see better the situation and to be honest with you, I believe those braces are there just to prevent a frame slide but that was during the time they raized the house and it should be removed later, but I guess nobody did it...LOL. Again thank you for all.
*Mike, thank you for replying and I ask forgiveness for taking a little long on my reply, I was out of the country. I appreciate you taking the time to help me but I could manage the problem already, after the demolition I notice those braces were there just because someone left it there after raising the house, I believe their function was to help avoid frame sliding during the construction only. Any way they are gone... and I am doing the reinforcement just in case.
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Hello there!!
I purchase a single house one floor in MA and I have a lot of work to do here, I would like some advise about the following: On 1978 they had a major flood and the house was raised from its foundation about two feet, according to the previous owners the job was done by the government. This is what I have here: hollow cement block (7.5x16"), single bottom plate 2x8 St with no seal underneath, then a 2x6 St over as my frame bottom plate, 2x4s its 16oc, top plate 2x6 St single and double in some points, no 4x4s or 4x6s posts in corners or under carry beams, also about every 6' or so they put a diagonal brace from the foundation to the house frame (floors) then the house sits(???)on all of that, this is the cheapest job I ever seen. Well, now that your familiar with my situation I would' like some advise here, I am wondering how I can reinforce my foundation because I plane to add a second floor to the house, my idea starts adding a second stud to every stud but this time a 2x6 or 2x8pt and off course a 4x6 post to every corner and carry beam, Will that reinforce my frame? Can I remove those braces?, what about the foundation itself? what can I do since all the holes on the blocks are covered by the bottom plate?? Please help a fella here.
Thank you for you input.
Lino Trillo