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Old 12-09-2011, 10:20 AM
 
5 posts, read 9,048 times
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Our 1906 house is mostly (someone added a few telephone posts) on cedar posts and there has definitely been some movement through the years: floors are sloped, doors swing shut on their own, a couple window frames out of alignment. The question is when should the cedar piers be replaced with concrete ones? Can this only be answered by a structural engineer? Can the new piers be added slowly overtime? There's plenty of crawl space; in fact, there's about 4 to 6 feet throughtout, so it's more like a walk space.

Any recommendations for an engineer, foundation repair company, poor the piers myself?
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Old 12-09-2011, 10:59 AM
 
Location: Schertz, TX
418 posts, read 686,508 times
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Quote:
Originally Posted by inimeg22 View Post
Our 1906 house is mostly (someone added a few telephone posts) on cedar posts and there has definitely been some movement through the years: floors are sloped, doors swing shut on their own, a couple window frames out of alignment. The question is when should the cedar piers be replaced with concrete ones? Can this only be answered by a structural engineer? Can the new piers be added slowly overtime? There's plenty of crawl space; in fact, there's about 4 to 6 feet throughtout, so it's more like a walk space.

Any recommendations for an engineer, foundation repair company, poor the piers myself?
I think you answered your own question with...

- floors are sloped
- doors swing shut on their own
- wind frames out of alignment

I'm willing to be if you put a ball on the floor it will start rolling
by itself.

The structure needs to be realigned and best to do that all at
once.
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Old 12-09-2011, 11:21 AM
 
Location: Texas
5,619 posts, read 12,867,741 times
Reputation: 10692
Assuming you live in the city, you don't need a structural engineer, you need a good foundation company. Most likely, considering the age of the home, the cedar posts are rotted away and not performing function. Installing Sonotubes and pouring with concrete is the wisest choice. Be aware though, they will have to shim most of it for adjustment. Code only allows 2" of shims, anything more is not allowable so it's best that they get it as close as possible the first time. You may, over the life of the home, have to have the foundation releveled. That's why you want them to get close the first time as other shims may be required later. Make sure the company you use has been in business for a while, 10+ years, is licensed and insured. Request a copy of their General Liability and Workmans Comp policy before letting any of their employees on the property. You wouldn't be the first to find yourself being sued by an injured employee. Remember, the definition of a lawsuit is an attorney making money.

While you are considering foundation work and the crawl space is apparently high, make sure that you have proper drainage from under the house. You don't want any ponding of water after a hard rain to be under the house. That's where mold comes from. Houses the age of yours usually will have had dirt/topsoil brought in and the yard is now higher than the grade under the home trapping water/moisture. That trapped moisture is what causes mold and rot. You might also be aware that once the house has been leveled that the interior will most likely have cracks and doors may not work or fit the openings due to folks fixing the cosmetics but not fixing the actual issue- the foundation. As long as you understand that the cost of the foundation is only part of the moneys you need to expect to spend, you'll be fine.
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Old 12-09-2011, 01:01 PM
 
5 posts, read 9,048 times
Reputation: 10
Thanks for the replies. Can anyone recommend a decent foundation company.
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