Are you a subscriber but don’t have an online account?

Register for full online access.

 
 
 
 
+ Reply to Thread
Results 1 to 5 of 5
  1. #1

    Default Salvaging a house that was built without joists

    Planning a job that will either involve a complete teardown and rebuild, or a comprehensive remodel.

    If we end up taking this house down the remodel route, there's a big question mark in my head on how we'll proceed. The entire house was framed without joists. It has a perimeter concrete foundation, with piers on footings inside the footprint. There are a few girders running down the center of the two legs (it's an L shaped house). The subfloor was built by placing 2x12 boards on their side, resting on top of the perimeter wall and the girders (the span is about six feet between perimeter wall and girder). There are many splices which were done with small 1x material. As you can imagine, the floor is extremely bouncy... and the foundation walls are cracked everywhere due to be being built on expansive clay soil.

    So... my question is: if we did try and save this 1949 structure... I Don't know how we'd lift it. I can get steel beams in to lift, but I imagine we'd have to essentially lift the walls off of the subfloor one at a time, frame in a proper mud sill, rim, and joists and then set each wall back down as we went.

    The only reason to retain the structure is that it's a non-conforming structure with a 3' setback from the property line (5' is the city's new R1 zoning standard).

    Any body ever tried this? I've lifted houses with undersized joists and such... but never one with zero support structure to work with.

    Opinions welcomed!

    IMG_1604.jpg130 Broad Footing Detail.pdf

  2. #2
    Join Date
    Feb 2012
    Location
    New York
    Posts
    594

    Default Re: Salvaging a house that was built without joists

    first, replace those fancy colored dancing shoes with something that will fend off those punji-sticks just waiting to pierce through your foot and give you a nasty dose of clostridium tetani.

    second, put a match to the place
    Gary

  3. #3
    Join Date
    Sep 2006
    Location
    Western Mass
    Posts
    1,666

    Default Re: Salvaging a house that was built without joists

    If you need the extra 2' of setback then pick the place up by the top plate, install a new foundation and deck and put it back down otherwise it's probably faster and easier to start over

  4. #4

    Default Re: Salvaging a house that was built without joists

    I'm glad you like my wife's shoes! She was busy shaking her head at those beautiful splices you see.

    I suppose we could do that with a overhead lift to retain that wall. We'd have to throw some helical piers in to that footing to level it out and prevent it from dropping any further.

    Perhaps starting over is the best idea.

  5. #5
    Join Date
    Nov 2004
    Location
    Boston, MA
    Posts
    4,612

    Default Re: Salvaging a house that was built without joists

    Quote Originally Posted by SLOCraftBuilders View Post
    The only reason to retain the structure is that it's a non-conforming structure with a 3' setback from the property line (5' is the city's new R1 zoning standard).
    Maybe go in with a permit to substantially remodel with new foundation, then let it fall apart to the point nobody knows where the old ends and the new begins.

    If you're going to lift it, I'd bring in a house moving specialty contractor and let them figure it out.
    I will never buy a Nissan Cargo Van.

Tags for this Thread

Posting Permissions

  • You may not post new threads
  • You may not post replies
  • You may not post attachments
  • You may not edit your posts