roamworld
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Posts posted by roamworld
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@ TheNiche, if adjustments need to be done every few years that's not a problem, if I could find someone reasonable to do it. I would chalk it up to maintenance costs if I could keep it close to or under 1k. If pilings work, then I would be willing to do that, even if it is more expensive.
@ Ross, we currently have pads under our piers, but not as deep and wide as you mentioned. I want to say they are 3 inches deep and 24 inch square.That was what the reputable foundation company did in 2003 and so far it has not been very effective.
@ The Niche, regarding the risks of cancer, it is a significant consideration in our household that I would always move my kids out when doing repair work. I accept that my house will require maintenance though I might argue that new houses are built so poorly that they would require maintenance as well. I just don't want to deal with the headache that comes with a drywall repair every few years. So, I want to approach the foundation via the method that would most likely help us maintain stability over the longest stretch.
Is there a reliable, trustworthy structural engineer that specializes in pier and beam that could draft a plan that we then give to the foundation company to follow?
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We live in a bungalow in the Heights
Leveled and added beams, additional concrete blocks in 2003 - done by a reputable foundation company that has a months long waiting list. From the get go, I was not very pleased with their work, and by 2008 we had cracks leading from all the windows to ceilings, we could see the light of day through the cracks between the floor and the baseboard (along with all the spiders that would crawl through them!), and our doors would stick throughout the house.
Got some new quotes from foundation companies in 2009 - 2 who went under the house and recommended pilings on all interior walls to stabilize the house against the effects of ground shrinkage and swelling, 1 (also reputable) recommended we don't do anything since we had already done significant drainage work with french drains along the perimeter leading away from the house and catch drains where all the gutters come down around the house. He didn't look under the house but from what he saw walking through the house and the exterior he didn't see much of a problem.
However much I want to believe the latter guy, our cracks have worsened along all the exterior walls. We had one of the original quotes for pilings come out and now they are recommending additional pilings on all load bearing walls, interior and exterior walls alike. He promises that the pilings will be deep enough to stabilize but someone else (not a foundation guy) gave us feedback that it is impossible to go deep enough in the Heights so that the pilings reach ground that does not move. He says that the best bet would be to shim every couple of years. We asked this most recent foundation company about that approach, and they said that the cost would be the same over time b/c of the labor to go under the house.
Basically, 8k for pilings that may or may not work or 2k every couple of years to shim and maintain level.
We don't have a showcase house or a lot of money, I just don't want to have to relocate my kids and their furniture every couple of years to avoid exposing them to sanding dust, drywall and paint fumes. I don't mind hairline cracks, but I don't want to deal with the ugly scars that line the walls in every room in my house currently. If there was a guarantee the 8k would work, I would find a way, but someone who spent equal that amount last year, already has cracks again.
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Wanted to know if anyone could recommend a structural engineer that could give us recommendations on how to approach our foundation problems.
As of right now, we have major cracks on the drywall on all the exterior load-bearing walls and baseboards separating from both the walls and the floors. I thought I wanted pilings that would go deep enough to minimize movement and not have to patch and paint drywall every 3 to 5 years. However, I got an outrageous quote from a foundation company, and someone else told me it was a waste of money and not even effective because of the geology of the area.
So, I DO NOT WANTS RECS FOR A FOUNDATION COMPANY selling their product, but simply an INDEPENDENT CONSULTANT who can guide us on the most effective approach (stabilizing verses leveling)
to meet our goal---------------------->avoiding onging drywall repairs.
Thanks in advance!
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"Recollections: A History of the Woodland Heights and Surrounding Communities"
This is a book concerning the creation of the Woodland Heights neighborhood, located in Houston, Texas. This discussion also details the area's history prior to the neighborhood's creation, including the period of the Mexican Land Grants. Additionally, this narrative explores some of the questions raised during the Centennial Committee meetings, and the investigator uncovers some surprises. There are roughly 80 illustrations, including photos from the 19th century and area maps dating to 1839.
You can read more about this book on it's facebook page
https://www.facebook.com/pages/Recollec ... 6315858783
You can also meet the author at one of the book signings scheduled for the following locations in the month of December......
Saturday, December 3, 2:30-4 p.m. Write Now!, 3122 B White Oak
Saturday, December 10, 11a.m. to 1 p.m. Buchanan’s Native Plants, 611 E. 11th St.
It is currently available for purchase at Kaboom Books on Houston Ave and at The Lift on 19th st. You can also get a copy via one of the following links.
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Structural Engineer With Expertise In Pier And Beam Home Foundations
in Houston Construction, Home Repair, and Improvement
Posted
I think many of the neighbors are in the same boat, but our lot is probably the lowest point in the block. Our house has been here since 1920 as a residential home (we did research on the house), so I do not think there was a basement. We used to have a lake under our house after rains which resolved when we installed the french drains, but nevertheless, the house still gets a lot of movement. I wonder sometimes if it now is too dry down there though!