Review
Foundation/piles/subfloor framing improvements in Addington
Job description
Published: 9 May 2024
I am looking for someone to assist with repairs to foundation, piles, and sub-floor. I have had a floor level survey and engineering report completed by EQC who have provided some recommendations as to what needs to be looked at, but much of it was deemed non-earthquake related. It is a 105m2 weatherboard house built in the 1950s and moved to its current location in the 1980s. I purchased the home last year and am looking for professional opinion as to what you'd deem necessary foundation/pile/subfloor improvements which I'd like to do soon before renovating the kitchen and bathroom (in dire need of upgrade). Main EQC findings. A total level variation of 72mm was recorded across the floor, with a general slope trend down towards the northwestern corner (rear) and hogging in the middle of the lounge. The wall elements were found to be leaning out in the same direction as the floor slopes. The floor height variation throughout the dwelling is assessed to be the result of non-earthquake related factors: as-built construction variance, foundation settlement that occurred over the lifetime of the structure, as well as slopes created during the 1988 relocation of the dwelling superstructure onto the new foundations at this site. The dwelling is assessed to have been and is still fully habitable even with these floor slopes. Internal piles: - The piles are square, cast in-situ concrete with damp-proof course. Wire ties have been embedded into the top of the internal piles but have not been stapled to the sides of the timber bearers, i.e., there are no pile to bearer connections. - One of the pile locations below the shower is missing a pile, resulting in the bearer over-spanning. - 2x piles below the laundry and Bedroom 2 have been installed with poor alignment to the bearer. - 4x piles have not been installed directly below both bearer ends at the bearer joins. - The cardboard formwork for one of the piles below the kitchen appears to have been set too low and concrete has been mounded above formwork level during construction to provide support at the same level as the adjacent piles. - The locations of the original piles are visible in the bottom of the bearers, with some cut wire ties still present. Subfloor framing: - The northern elevation of the original dwelling appears to have not been straight – an original perpendicular bearer runs in the east-west plane between 3x bearer lines. Both this perpendicular bearer and central longitudinal bearer are cantilevering where the framing has not been continued to the bearer or perimeter foundation. - A section of bearer below the lounge and Bedroom 3 wardrobe has been cut off and not strengthened, leaving both ends cantilevering. Foundation: - The dwelling has a Type B2 foundation, comprising a concrete perimeter foundation with internal piles, with lightweight wall cladding and heavyweight roof cladding. - It is recommended that the exterior face the foundation is replastered using a suitable system to resist minor cracking. I can provide the full EQC report including many photos to interested contractors.
Review
| Workmanship |
5.0
|
| Cost |
5.0
|
| Schedule |
5.0
|
| Communications |
5.0
|
Oliver was fantastic to deal with. He clearly explained what the structural issues were and outlined possible solutions with costs and pros and cons, helping us come to the right approach for our situation and budget. I was extremely impressed with his communication and work, and would be very happy to use his services again and refer him to others.
Work carried out by the owner/operator
Reviewed on 21-06-2024
