I am consedering buying a home that has an exterior perimiter of poured concrete but the interior of the building has pillars through the center of the building holding up a center beam. I’ve read books and seen buildings built this way.I guess my question is it’s a necessary evil because short of clear spanning you have to have bearing in the center.(since the house is rather old) it’s a crawl space also. I guess if it hasn’t moved yet – it wont. is there a general problem with moisture in a crawl space? it has a sump pump and the ground isn’t low ,the house also has gutters/with downspouts.
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Replies
Dear Scott,
The pillars are common practice.
Yes, crawl spaces are notorious for moisture problems. Water can enter in a number of different ways: foundation, vents, soil, plumbing leaks, furnace backdrafting.
If they are built well, just like a short basement, they can be fine.
Regards, Fred
[email protected]
What you have is a pier and post foundation inside a perimeter footing, which is very common in older buildings. If you're in earthquake country, you might want to make sure that the cripple walls are bolted down to the footing and shearwalled with #1 structural plywood. Also, bolting on steel "T" plates to better secure the posts to the girders is a good idea. While you're down there, poke around with a screwdriver or something to see if you have termite or dry rot damage. Some crawl spaces will have a moisture problem, others like mine are literally bone dry. I found a fully mummified dead cat down there. (There's a picture of it in the gallery). Whether you need to do anything about moisture can only be determined by inspecting your crawl space.
-- J.S.
After further review of this house it has (i'll try and explain it as best i can) it has concrete pillars with beams the span is about7 feet. the joist's are 2x6 the floor is solid,with no bounce whatsoever.the problem is auround the perimiter of the building there is a ''skirt'' board which has no structual signifigance to the building since i want to go with FHA fiancing does anyone know if this will be a problem.the house has been this way since 1985 it hasn't moved since then- why would it move now.though it may be a cosmetic problem down the road it isn't now.the pillars are sound.i was just down there today it's dry with no mold or rot that could cause any problems now .the skirt board is a 2x10 .the roof line is straight so settling is not a problem. Obviously it passed local building codes what could be the problem?I'm not in earth quake territory this house is in the midwest.
What you're describing is normal building practice in my area. The difference being that more than 95% of them are laid block foundations. It sounds like you have the equivalent with poured concrete walls, piers, and lintels. The only thing I question is the 2X6 floor joists. With a 2X10 band board, aren't they also 2X10? 2X6 joists would scare me. I have seen many a house with 2X8 that was acceptable.
John
J.R. Lazaro Builders, Inc.
Indianapolis, In.
http://www.lazarobuilders.com
I thought the same thing but surprisingly enough the floor is super solid. my only concern is that is this house going to pass an apprisial through lets say FHA? because of the skirt board. have you heard of this type of floor framing before?I had a home inspector look at it and he dosen't think it will pass.any information will help.-thanks.
If you're talking about the band board that is perpendicular to your joists, I don't see the problem. But I don't understand how a 2X10 band board can tie into 2X6 floor joists. And if your 2x6 floor joists are short spans like John Sprung's, then I don't see a problem. My comment before was due to the fact that over the years I've seen some screwed up stuff.
I once did a repair in a house that had 2X8 joists 24" o.c. that spanned 12-14 feet and had a load bearing wall dead center on 3/4" plywood. And the Heat guuys had cut the bottom plate and plywood. The owner had wondered why that particular wall had dropped about an inch.
John
J.R. Lazaro Builders, Inc.
Indianapolis, In.
http://www.lazarobuilders.com
My first floor consists of 2x6 joists on 16" centers, spanning around 4-5 feet in most places, but up to 7 feet in the kitchen. The joists are supported by 4x6 girders, which in turn are supported by 4x4 posts on poured in place concrete piers, on 4 foot centers. It's all quite solid, except for that 7 foot span in the kitchen, and even that's not bad.. I'll probably split it with a new girder before I change from plastic to ceramic tile in there. Upstairs the joists are 2x10 on 12" centers spanning up to 15 feet, all quite solid.
-- J.S.