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Old 10-25-2011, 05:44 PM   #1
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I have a 12'x12' sunroom where other houses of the same plan on the block have a deck. It was done during construction of the house and seems to have been built correctly.

With all the drought, the footing for the 3 6"x6" beams has begun to slide out. The posts were set on 1/2' rods on a 10"x13" footing (not sure how deep yet)

It was perfect timing in motivating a project I was getting ready to have bid to have all the dirt around the back of the house taken down to pad level, and pour a pad for a 2nd garage under the sunroom.

I had thought about doing this several ways. After having several bids done it was decided to install the 12'x12' pad, a 12'x10' landing outside where the garage door will be, and a 5' sidewalk going up to the driveway in the front.

I checked with the city. No permits needed for concrete pads.

The builder I selected wants to support the sunroom, remove the original posts, and then set it back on 5 new 6'x6'x12' posts, 2 of which will straddle the new garage door.

Then dozer out the new base for the pad, then pour the 4" pad tying it to the house and posts.

I admittedly don't know much about construction, but this plan has me concerned. After I frame this in and put up siding I'm worried it will be so close to the ground that water could become an issue. My house has a basement and I haven't spied a house in the neighborhood that is on a pad to compare with. Looking in my garage I have 1'x8" wall going around it, keeping the framing and siding well away from the ground.

He'll be back out tomorrow to rip out the existing posts, just wanted to check with everyone and see if I should bring up any other concerns.

"Close" to scale.


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Old 10-25-2011, 07:20 PM   #2
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Hi evilbetty and welcome to the site.

The pad you may not need permits for but if you intend to put walls up around it you will need permits because it is no longer just a porch pad.

Not only that but you need footings for the walls and to transfer all loads to the ground.

You really should look into having someone put this project together for you as a whole and not just a piece-meal affair.

Andy.

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Old 10-25-2011, 09:30 PM   #3
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Hi, thanks for the reply.

When I go to plumb HVAC, Electricity, and frame, I will get permits. Getting the flatwork and concrete done are just the first step.

From what I understand from the builder, the 5 posts will have proper footings and bear all the weight of the above structure, as the 3 do today.

The pad will then be poured over those footings tying them into the rest of the house and prevent future sliding.

Here is the structure today.



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Old 10-25-2011, 10:07 PM   #4
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I don't know your location but there are several things I see that may hamper your efforts to get permits.
Not the least of which is that if you are changing out the footings that the posts attach to then you would have to bring the entire structure (not the house proper) up to existing code. Depending on what your code is in your area.
Probably you can not bury the new posts in concrete, you would need stand-offs,
I don't see any structure to resist lateral loads, wind and seismic,
attachment of new pad to existing foundation walls,
enough back-up room (25' here) for a car exiting the garage.
do you intend to have a doorway from new garage to house?
Yes, an 8" stem wall for garage,
Provisions for plumbing and electrical running thru the slab at some point?
They may want the existing exterior staircase brought up to code as well which this does not comply with.

Other things to consider as well.

Andy.
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Old 10-26-2011, 01:50 AM   #5
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Changing out the footings won't be divulged.

The builder specifically said the pad would be tied to the house and the new footings.

He seemed against using standoffs, I don't know why. It may have to do with jacking up the sun room and setting back down on new posts, but I don't know.

No car will be in this 12x12'r just lawnmower and motorcycles.

I may end up cutting out that window and installing a steel door. This will require a stem wall?

HVAC will be run in through the ceiling (floor of the sun room).

Deck stairs will be replaced with a deck as soon as the dirt work is done.
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