Sill plate rotted on foundation?

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Onion69420

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Hello, so I gutted a spare room to turn into a bedroom. Was gonna put down pergo. Pulled the carpet and trim. Realized that the wood at the bottom of the wall framing is rotted pretty bad.
What do I do?20201123_152343.jpg20201123_152336.jpg
 

billshack

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open up sheet board and see how far it goes, also inspected all other places like this . if you just bought this house you may have recourse against previous owner. you might call in a real pro carpenter , this looks expensive
 

joecaption

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Is this an outside wall?
If so please post a picture of the outside in this area so we can see what's causing it.
There's water getting in someplace, rusty nail, black mold, rotted untreated bottom plate, all bad signs.
 

Onion69420

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Its about a 6 foot section, then where the garage meets the wall it is on cinder blocks so not rot there.
I've had the house for about 10 years so...
 

Onion69420

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This is the outside, the rot is directly under this window, which is getting replaced in a few weeks as part of the remodel20201123_170409.jpg20201123_170419.jpg
 

Onion69420

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Well I pulled the wall. I believe the water is coming up from the bottom because the top of the wood seems to be in good shape.
Now the only question is, how do I fix this? I was thinking about cutting it about 16 inches at a time so I dont gotta mess with jacking up the wall. Cutting the studs a few inches up from the sill and sinstering in new ones maybe?
How do I anchor the sill to the slab, or does it float?
On the outside I'm gonna make a cement slope away from the house with some quickcrete20201123_180702.jpg
 

papakevin

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A couple things I see. On the outside, there appears to be concrete up to the house. Guessing it may have settled and now does not slope away from the house, causing water to stand against the wood, creating the damage. If you don’t fix that, it will happen again over time, so think your plan is solid. The wood at the bottom appears to be on a concrete slab. Guessing they didn’t use treated lumber, which is what is needed for contact with the slab. If you wanted, screw a 2x4 or 2X6 to the exposed studs horizontal to the slab and use a bottle jack to put tension on the wall when you cut out and replace the rotten wood. Overall, looks like some time, but structurally you should be fine once you address the issues mentioned above.
 

Steve123

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Interesting. I would expect to see the sill plate on top of the foundation. But behind the rotted sheathing, I think I am seeing concrete, not brick. What is going on there ?
 

mabloodhound

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Yes, you can do a section at a time, although I would suggest longer than 16". You may not have to cut any studs or jack the wall and may be able to drive the new PT plate under the stud plate. you may have to use 3/4" PT board if you don't have enough height for a full 1 1/2". Keep in mind that you're just trying to stabalize what is existing and NOT trying to make it like new.
 

Onion69420

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It's just a brick veneer, then looks to be t111 or similar, then plywood sheathing, then studs. It's a weird house.
I will update this thread as I make progress, thanks for the help!
 

Onion69420

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So the repair is complete, took a few hours but it came out alright. When I started working I realized that I could move the studs and sill freely so I didnt bother jacking the wall. I pretty much just pried the sill out, pounded a treated board under the studs...it was pretty tight, I sistered some 10" treated to a few of the studs that were a bit lose, used lag bolts and glue to connect, toed them in, and done. There appears to be some rot in the corner and the perpendicular wall so I'm gonna rip into that shortly20201124_141400.jpg20201124_165433.jpg
 

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