Raising a balloon framed house
alcharbonneau
| Posted in Construction Techniques on
I have a single story 30×34 house at the ocean which was built 50+ years ago. When I purchased the house 30 years ago, the foundation, which is down about 21″, showed some evidence in one corner of prior frost heaving. It has been stable since I have owned the house.
My question is: does a balloon framed house present any more of a problem with respect to foundation repairs and/or replacement?
I am asking so that I can be more informed as I explore options with contractors.
Thanks
Replies
I own a balloon framed house that was lifted 5 ft so a lower floor could be added.
I don't think it matters, especially to a house mover.
Mike
Small wheel turn by the fire and rod, big wheel turn by the grace of god.
thanks
If it is a one story house how can it be "balloon framed"? Also, I've only done one building job (an addition)at the Ocean and if I remember correctly the frost line was only 12" as opposed to 32" further inland. Are you sure it was frost heave that caused the damage?
True balloon framing means the studs go down to the foundation mudsill.
Jon Blakemore RappahannockINC.com Fredericksburg, VA
Interesting. I always think of balloon framing as sixteen foot wall studs.
Interesting. I always think of balloon framing as sixteen foot wall studs.
Balloon framing builds the walls on the sills and then laps the first floor joists next to the studs, setting the second floor joists (if 2 stories) and ceiling joists on let-in ledgers. It also typically uses let-in 1x4 diagonal bracing in the walls and rough-sawn sheathing, roof decking and subfloors.
Riversong HouseWright
Design * * Build * * Renovate * * ConsultSolar & Super-Insulated Healthy Homes
"It also typically uses let-in 1x4 diagonal bracing in the walls and rough-sawn sheathing, roof decking and subfloors."Possibly so in your limited experience. I've seen balloon frames with all sorts of bracing and sheathing details. What you think of as typical - ain't that often
Welcome to the Taunton University of Knowledge FHB Campus at Breaktime. where ... Excellence is its own reward!
Possibly so in your limited experience. I've seen balloon frames with all sorts of bracing and sheathing details. What you think of as typical - ain't that often
My experience may be limited (as is yours no doubt), but my knowledge is extensive and thorough.
What I described is the classic balloon framing system developed in Chicago in the 1830s and commonly used throughout the US until the 1950s.
Just like with Western platform framing, there are as many variations as there are carpenters, and I've seen plenty. In fact, I'm one of the few modern builders who uses a hybrid of platform and balloon techniques.
Riversong HouseWright
Design * * Build * * Renovate * * ConsultSolar & Super-Insulated Healthy Homes
Edited 1/5/2009 6:46 pm ET by Riversong
snorK*
FWIW Balloon frames often had blocked diagonal bracing or quite often none at all as the sheathing was applied diagonally and diagonal bracing wasn't even a requirement then. Let in braces were perhaps the norm , but I have seen ledgers nailed to the studs and joists toe nailed to the ledgers as well.
They can't get your Goat if you don't tell them where it is hidden.
I used to recycle houses in Virginia. I never saw a balloon frame with let in diagonal bracing. I only saw one with a let in 2nd floor ledger, and that was covered with crown. Lot of rough sawn wall/roof sheathing, but not all, some even t&G. Same with subflooring, if they even had it <G>http://www.tvwsolar.com
I went down to the lobby
To make a small call out.
A pretty dancing girl was there,
And she began to shout,
"Go on back to see the gypsy.
He can move you from the rear,
Drive you from your fear,
Bring you through the mirror.
He did it in Las Vegas,
And he can do it here."
Exactly, execpt in this neck of the woods I've only seen that on two story houses, not single story. It may be a regional thing.
I called it balloon framed because the wall studs sit on the sill plat as opposed to the subfloor which would be platform framed.
I verified the depth of the foundation via inspection.
Thanks
does a balloon framed house present any more of a problem with respect to foundation repairs and/or replacement?
Yes it does. An entire house can be lifted by jacking the 1st floor deck of platform framed. If balloon framed, a ledger needs to lagged to the outside of the exterior wall studs so that the frame can be jacked up off it's foundation. Often the bottom of the studs are rotted and need to be patched and sistered, preferably with PT wood.
Solar & Super-Insulated Healthy Homes
thanks - that will be helpful
Depends on the type of sills and their condition, i.e. how much rot or termite damage....How large they were originally.
Welcome to the
Taunton University of Knowledge FHB Campus at Breaktime.
where ...
Excellence is its own reward!
How long are the studs *below* the bottom of the floor joists? I suspect a house mover is going to want to lag ledgers onto the studs, and still have room to insert their steel beams.
If I understand your question, the answer is that the studs are sitting on the sill plate, nailed to the plate and the floor joist.
So the bottoms of the studs AND the floor joists are both sitting on the mudsill?
yes - if what you call the mud sill is the same as the sill plate.
We've lifted six balloon framed buildings over the last three years and several others before that. It isn't a lot harder than typical, but does require some care. As others have suggested adding a ledger to lift off of is a good way to go. In multi story buildings interior bearing walls can be used or built and the second story floor ledger can be used instead. The structure of the sheathing is also typically significant. On the building we are working on now (about 3500 SF commercial 2 stories w/ 14 ft. ceilings) we calced. it out and the sheathing alone would have carried the 12 times the jacking load. We ended up using LVL ledgers lagged w/ ledgerlock screws to lift though.Rob
Thank you. This is a one story house with an undeveloped attic. The "sheeting" is traditional horizontal boards rather than plywood.
Why are you raising houses - to move, replace foundations, add basement?
Thanks
Al Charbonneau
Typical here is full 1x (4/4) sheeting in a variety of widths from 4"-10" widths. Our calcs. were that 1x4 sheathing 4' high with 1 nail per board per stud would carry our jacking load. We have jacked them for all of the reasons above. Although replacing foundations is a relative term as piled rocks are the closest thing to a foundation we have had to work with. Typically we have to replace quite a bit of rotten stud too (6"-18" is typical). Recently we have been adding full basements as 40" deep foundations are required here for frost, and from that point it is relatively easy and cheap to gain the SF a basement adds.Rob
Edited 1/6/2009 4:22 pm by robinpillars
Interesting. My project involves potentially replacing a crawl space foundation with another crawl space. The house is located at the ocean so we don't want to go too deep because it usually means either a damp basement or water. I have crawled the entire space with an engineer- the sill plate and wall studs are solid which suprised everyone.
Also, the project will most likely end up replacing the sheeting which, because of code specs for wind shear, will require a nailing pattern similar, I think, to the one you described.
Thanks
Nice chating with you.
Don't know why no one has stated the obvious: To lift a balloon frame you just fill it with helium.
To lift a balloon frame you just fill it with helium.
Then, if your building doesn't lift, at least everyone will get a rise out of talking like Donald Duck.
Riversong HouseWright
Design * * Build * * Renovate * * ConsultSolar & Super-Insulated Healthy Homes
Edited 1/6/2009 7:09 pm ET by Riversong