Supporting original exterior wall while replacing foundation
A neighbor acquired his family home from his Mom’s estate, a 160 year old two story with a single story addition. His father at some time had added the 15’x 26’ addition by removing the original 2’ thick stone foundation on the east side leaving only the 2” thick sill plate now supported only by the remaining stone foundation at the ends, two badly rusted screw jacks and a 6×6 post attached with two wedges. Joists on the addition are butted and toenailed into a 2x 10 that is attached to the sill plate with no other support.
I am not a builder/carpenter. When asked to help replace the split/ dry rotted “beam”, I told him that he needed either a structural engineer or an experienced builder . He did get someone from a local building supplier to give him a sketched drawing showing the needed temporary walls on both sides of the “beam” to relieve the weight of the floor joists. This has been done- 2 x 6 walls with studs on 16” centers. The original exterior wall framing is 4x 4 studs tenoned into the original sill plate, which is dry rotted in places, split in places, supported as mentioned by two rusted screw jacks and a 6x 6. His received advice was to install a 2 x 8 wall with doubled studs on 16” centers to replace the original stone foundation. The floor where the wall is to be constructed is wavy cement of unknown thickness. The screw jacks and 6x 6 are rock solid, not a surprise since they have to be carrying the load of the original house roof and wall on that end. So, would you keep the original sill plate that has the wall framing tenoned into it? Current supports would have to be removed before a new wall top plate of any length could be installed and that certainly doesn’t seem to be wise. How should he proceed since getting an experienced builder in doesn’t seem to be the plan.
Replies
This sounds like a good way to ruin a relationship with a neighbor.
Helping do what someone else told him, not so much.
Adding your 2 cents?
………………
Best of luck.
My neighbor was advised on what to install but was not given advice on How to do it.
I already suggested that he contact whoever gave him the drawing for specifics on how to safely get started on this old (and existing) exterior wall, with all of the weight issues. I can read a level and swing a hammer. I have no knowledge to offer him and am not questioning what he’s been told. But the whole issue is interesting and somewhat horrifying , and I’ll learn what I can from wiser heads.
You are a good neighbor!
Best of luck and keep us informed.
Building supply sales guys are not always well-versed in the "How to." Their perspective envisions the completed mods and considers only what's needed for the (gravity) loads imposed. How you get from existing to completed is often left to the customer.
I have designed & detailed solutions for situations like you describe. It really requires a engineer-contractor team ON SITE to devise the most sensible solution. I won't design what a contractor cannot easily & safely build, nor would I design by a word picture alone.
my 2 cents
both you and your friend should get/pay someone with appropriate expertise and skills to at least install the temporary support wall and probably do the job. You might find someone who would be willing to have your neighbor and you as labor to minimize the costs. But both of you should do yourselves a favor and not take on this project without having someone who knows what they're doing to supervise. Too easy to have a building fall down with what you've described as a problem
good luck
To you that have responded, thank you. I have been urging my neighbor and friend to seek professional assistance with this project from the beginning, and will now insist upon it. I am self-taught in all things that now are meaningful to me. I’ve always tried to hold myself to professional standards, and though others may not always see the difference, I am always well aware of where training, and skill, and natural talent identify professional work. I am indebted to the pros on the web who share their expertise, from the wild Russians who showed me how to repair plaster cracks to the very skilled woodworkers here in the US who both teach and encourage us to improve
our work. You guys are fantastic.