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zetti1102 08-03-2009 03:41 PM

Garage framing rotted, back side dropped 3"
Hello everyone, I have a little bit of a problem and was wondering if anyone would be able to give me a few tips. I have a garage in myback yard that is 18' x 17' and i have noticed that i started to get water and a little bit of dirt on the inside of my garage. The previous owner had put dirt around the garage for planting but never block it from the siding of the garage (stupid move.) So i began to investigate. I ripped down all the interior walls and found the all the framing on the back wall had been rotted out a good 6-8 inches. I pulled out a level and discovered that the back corner of my garage had dropped apprx. 3 inches, i only realized this because the other night i had a heavy rain storm and noticed that the water was not not flowing to the down spout of the gutter but in fact to the other side. What i would like to do it raise up the back of the garage again till it is level and plum and reframe. Does anyone know and easy way to jack up the the structure so I can make this al possible? I was thinking of using a car jack and a 4 x 4 and then once to the proper height place a 6x6 under header. Anyone have a better idea or useful tips?

jomama45 08-03-2009 04:21 PM

Call a good mudjacker. They should have no problem raising the garage slab, even if it has thickened edges.

zetti1102 08-03-2009 04:23 PM

Its not the slab that sunk. Because of the rotted studs the wall itself dropped.

jomama45 08-03-2009 04:29 PM

I must have read it too fast, but now I understand. You could probably jack from the floor to the rafter/ceiling joists to take the load off of the studs temporarily. I'm sure someone with more knowledge in this field will be along to help out here.

zetti1102 08-03-2009 04:31 PM

thats what i want to do but i want to know the best method of doing it.

Scuba_Dave 08-03-2009 04:33 PM

I've used multiple car jacks to jack up one corner of my last house & put cement block in for support
Jack it up little by little
Insert 4x4 or cement bricks/blocks under the wall as you jack it up

zetti1102 08-03-2009 04:43 PM

Thats what i had in mind. Thanks

Scuba_Dave 08-03-2009 04:44 PM

Code requires 6" between siding & dirt
My last house had cement board holding the dirt back from the crawl space

zetti1102 08-03-2009 04:48 PM

I'm just going to get rid of it all. It's placed on concrete so it dosent really drain anywhere. The previous owner just dumped it right against the siding and now i have to pay for it. It looked nice with the flowers and everything but its causing problems and i dont want to deal with it.

NailedIt 08-03-2009 06:16 PM

It depends on your ceiling and roof framing how you might jack it up. I don't have a visual of your problem completely, but you might try cutting the corner framing in the wall enough to get a bottle-jack under it and just jack that section up first to see if it will lift the rest up (you could lag a brace against the studs at the top of the wall to stiffen). If the sections of wall you need to repair are pretty short, say 4-8' or so, then it would be easy to fix the rest of the wall without much effort. I might have missed it, but did you say how long the all is that you need to repair?

Gary in WA 08-03-2009 06:28 PM

Could you post a couple of pics, one inside, one outside? From about 6' away, include the rafters/ bottom plate with studs. Thanks. Be safe, G

Thurman 08-03-2009 07:45 PM

zetti1102, I'm sitting here thinking, I've been there-done this, and it's hard to describe without actually seeing how your building is constructed. GBAR is correct in that pictures would be very helpful. Thanks, David

NailedIt 08-06-2009 08:18 PM

I don't know what OP level of comfort or skill is, sounds pretty confident that he can get it done. I think most would agree that safety is paramount. As with your car, you can't just jack up something in any old location because you can damage your property worse than already done or possibly injure yourself. I've had lots of experience with rotten wood (Texas Gulf Coast waterfront) much of it as you describe. You wouldn't believe how rotten some of those "million dollar homes" can be inside the walls. I have a couple of studs to replace where some "grading" work was done on a project of mine. The home is a tri-level that was built on a flat lot, so I guess they moved some dirt around to make it look less dumb... er...

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