Hi guys,
I’m having a new 19′ by 28′ slab on grade foundation put in to my back yard next week for a separated addition to my place. Along the long wall the new work will be as tight as possible up against an existing cement wall that my neighbor put in years ago. It’s a short .. maybe two feet high … wall that he has a 5 foot cedar fence on. My new framed wall will eventually be about 11 feet tall ..
the problem that I forsee is that there will be no means of attending to ‘maintenance’ to my wall in the long run as it will be only inches from his cement wall for the first 2 feet in height and then a few more inches from a cedar fence for the next 5 feet. Only after about 7 feet high will it be accessable without obstacle. My architect friend raised the question, also, of moisture getting down between his lower cement wall and my lower wood-framed wall … causing problems in the long run or even, eventually, finding its way into/through my wall.
So … should I pay the extra to have a little cement wall put in running the full length of that wall that would raise my framed wall up a foot or so higher than the one it will be running adjacent to? OR … does anyone have any ideas about some kind of permanent water seal that could be relied upon for many many years that i could affix to the lower outside of that wall before raising it?
Ideas? … Suggestions? Advice?
Hope I drew a clear enought picture of the situation!
Thanks,
Terry
Replies
You will definitely have a water problem, especially in Seattle, that water that gets between your lower framing and the short cement wall will seek its level on your slab by going right under the sill plate. Also, with the fence that close, your going to have moisture that will have a difficult time drying, the sun, wind, etc will not be able to dry out the siding.
If I follow you correctly, you are putting an addition right up to the property line? Are you doing this legit, permits, licensed contractors, etc.? My town in MA, has a minimum of 12 ft side set backs, depending on the zoning area, sometime more, even if your building a shed. Has the building department signed off on your project? Forget the set backs, our inspector would force you to show elevations and site drainage. This design will have water problems so it would not get approved as designed.
The walls are CONCRETE, not just cement.
Yes .. I'm building as CLOSE to the line as is possible. And yes, everything has been signed off on and all permits are completed and in hand and the entire operation is completely legit. I'm in a "mixed zone" area .. that's a combo of 'neighborhood' AND 'commercial' ... so I get the best of both. No setbacks is one great advantage. A very advantageous position.
We've decided to go with a long, low, wall all along that side. Concrete up to three feet. There WILL be a 'gap' of 3 inches between the two walls ... but mine will be two feet higher ... and on 'their' side there is only a parking area with drainage away.. so ...
Thanks for the feedback!
Terry