Really need help from the builders here

[Susan]

We had our foundation poured this week. I thought that since we would one day want to have stone veneer on the exposed part of our foundation we should have our walls poured with a brick ledge. I guess this wasn't such a good idea. Since this was an afterthought, we didn’t mention it to the designer so of course it’s not specified on her plans. And we didn’t point it out to the foundation contractor either so he took all his measurements from the plans. Now the measurement at the top of the foundation wall is short by 4”. In order for the house to fit on the foundation, the sub floor system will be overhanging the foundation wall by 4” and that can’t be good. Can we go ahead and install the veneer and let the log walls be supported by the veneer, I'm not sure it's kosher for veneer to support a wall? or is there a better fix? or am I worried for nothing?

By the way, I know that this is a stupid "Harry Homeowner" mistake and an experienced contractor would have known better, but please don’t beat me up—I’m feeling pretty stupid now as it is :o .

I've looked all over the web today trying to find an answer and wasn't able to. I figured you folks here would know what I should do. THANKS!

[Chrispy]

I believe you better discuss with your designer and your foundation contrator. I would say if you can, just pour another 4 inches around and add the brick ledge on out. Concrete is pretty forgiving but I am not an expert.

cp

[Bob Warren]

Is that 4" short in overall length for each wall or is it 4" at each wall (8" short in overall length?

[RockEngineer]

Part of the answer depends on how your log walls are tied down to the foundation and the diameter and shape of your logs. If your log home is built on a platform, having the platform overhang 4" is not a big problem for the joists but if you have thru rods which go from the foundation all the way to the top of your log walls, this offset can make a big difference. You need to work is out with your designer and engineer.

[Gravitas Boise]

We had a contractor put in some short foundation walls on one of our projects and the solution in that case was a pressure treated pony wall on the outside of the foundation to support the extended floor system. Pony wall sat down on the footing. Not unlike a "Permanent Wood Foundation" but still not ideal.
Don't bear on stone veneer.
2"-4" isn't much for a cantilever, and you could bolt a ledger strip to the side where the joists are parallel to the too short walls.
Just some ideas. Like RockEngineer said, its up to the designer and the engineer to hash out.

Derek Hurd
Gravitas, Inc.
Boise, ID
Gravitas.us

[Greg Steckler]

I agree with the above statements. It's time to let the experts wade in and come up with solutions. A PT pony wall might be a way out but that is certainly more expensive than concrete. But I'm not liking a cold joint all the way around the house clear to the footings, either. It really depends on how the anchor bolts, thru bolts and holdowns are/were intended to attach.

I hate to suggest this...but maybe you should at least determine how much money and time it would take to demo the stemwalls and do that part over again. :( :o :(

[Susan]

I agree with the above statements. It's time to let the experts wade in and come up with solutions. A PT pony wall might be a way out but that is certainly more expensive than concrete. But I'm not liking a cold joint all the way around the house clear to the footings, either. It really depends on how the anchor bolts, thru bolts and holdowns are/were intended to attach.

I hate to suggest this...but maybe you should at least determine how much money and time it would take to demo the stemwalls and do that part over again. :( :o :(


Heaven help me Greg, I hope the only answer isn't to demo and redo. We would be dead in the water if we had to do that! :eek:


The brick ledge is 4" wide and goes down 24" from the top of the wall on three walls only (24' on one wall and 10' on two other walls) so it looks like this: http://www.acfoundation.net/acfoundation/wwwroot/images/wall3.jpg


After looking at it this weekend, I'm thinking that if we lay 4" concrete block to fill the space (there are wall ties alread installed) it might work.

Thanks everyone for helping me on this.....I really appreciate it!

[Greg Steckler]

Didn't realize you had an 8'x 10" wall. Solid grouted or solid concrete infill should work but you need an engineer to tell you so (and take the responsibility). Same for the cantilever.
A 4" cantilever may not be much...but if there is a huge point load coming down somewhere....somebody needs to provide for that.

[Paula-in-CO]

Susan, I agree with the others...get an engineer involved.

However, I just wanted to give you a big cyberhug. After years of planning and waiting and then to have this happen just stinks. I hope you find a solution that will work, and remember that the foundation is so critical to the entire house. If the granite countertops have to wait a few years in order to make the foundation right, who cares. What I'm trying to say is that after all these years that you have waited to build, keep that long term perspective and do what you have to do.

Anyway:

{{{{{{Susan}}}}}}

Paula

[Susan]

Thanks Paula!! :)