Advice on small house foundation/flooring repair needed.

[OverMyHead]

Thanks for looking!

I bought a small (480') house built in 1961, in eastern NC. This is my first investment property. I'm pretty handy and learn quickly but do not have experience with foundations. The house is not near me so it will be a while before I can get back and get some more pictures and do some info gathering. I wanted to post first so I'll know what to look for when I go back to see it. The house is sitting on CMUs. I do not know what they are sitting on. I'm not sure if there is a footer. Some of them in the back of the house are leaning slightly. Also, some of the joists need to be replaced/repaired, including the front rim joist. The rot is in one area of the house under the hot water heater. Maybe 10' or less of any joist needing repair is actually rotted.

Other than figuring out what footer system it has, what info do I need to be looking for when I can see it in person? Thanks for any suggestions you can offer.

 

[Snoonyb]

Just objectively, look around. Bring a golfball and set in on any hard surface, to I.D. slope.

 

[OverMyHead]

I'll see what I can find. Thanks.

 

[PJB12]

Hi OverMyHead,
Congratulations on your new investment house!

For joist repairs, keep sistering in mind. It's generally a lot quicker and easier than removal and replacement. (Safer, too since you're not removing anything.) Short basement posts in the crawl are good to temporarily raise any sagging joists while sistering. Go slowly so you don't crack either the joist or plaster above.

For the blocks the lean slightly, if they are still doing their job, parging cement with fiber does a very good job of strengthening block walls to prevent further movement. I'd do both sides if possible. Akona Crack Resistant Surfcae Bonding Cement is an excellent product. It saved a lot of block replacements for us at work and for my home. We've ahd engineers specify this product to stabilize compromised block walls. https://www.tccmaterials.com/product/akona-crack-resistant-surface-bonding-cement/

Enjoy The Projects!
Paul

 

[OverMyHead]

Thanks! I will definitely keep sistering open as an option. It seems like the better plan for me. Just got a quote to repair "30' rim joist, 90 sqft subfloor(includes joist), 15 CMUs rebuild". $7500! I was not expecting quite that much.

I think I can do this by myself and another person, so I'll be looking for some videos. I'll look into that product as well. I should have no problem applying to all sides of the blocks.

 

[PJB12]

Thanks! I will definitely keep sistering open as an option. It seems like the better plan for me. Just got a quote to repair "30' rim joist, 90 sqft subfloor(includes joist), 15 CMUs rebuild". $7500! I was not expecting quite that much.

I think I can do this by myself and another person, so I'll be looking for some videos. I'll look into that product as well. I should have no problem applying to all sides of the blocks.

I'm pretty sure I saw the Akona Surface Bonding Cement at a Menard's store, in case one is near you.

For sistering, a good idea is to put construction adhesive in a "W" pattern between the (cleaned) old joist and the new sister. It doesn't add much for strength, but helps very much to prevent squeaking between boards.

A double layer of rosin paper also works well for squeaks, but's cumbersome to add. In the way back days, we would staple rosin paper to the side of the old joist and try not to tear it while putting the new sister in place.

For super strength addition, sandwich a piece of 1/2" plywood between the hoist and sister. But that is probably over-kill unless your joist lengths are way over the span tables & you will install large format tiles above.

I usually also scan the subfloor in the area to find any nails that stick down so I can slice them off with a chisel, a hacksaw or (now that I've entered the modern age) an oscillating tool. The protruding nails will stop you from tilting the sister in place.

And, if you don't mind one more hint, put a slight bevel on the top, inner edge of the new sister. it will be easier to tilt into place.

Enjoy The Project & The Lasting Results!
Paul
(let us know how it went)