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Old 05-15-2012, 09:53 AM   #1
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Home addition foundation too low


I'm planning an addition to my ranch home that currently has 2x8 floor joists. My current foundation is about level with grade. Is there a way I can raise the new foundation so that the outside of the foundation will be above grade while using 2x12 floor joists in the addition? I was thinking along the lines of a reversed brick ledge. Any ideas are greatly appreciated.

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Old 05-15-2012, 10:04 AM   #2
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Home addition foundation too low


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Originally Posted by rhoffman26
I'm planning an addition to my ranch home that currently has 2x8 floor joists. My current foundation is about level with grade. Is there a way I can raise the new foundation so that the outside of the foundation will be above grade while using 2x12 floor joists in the addition? I was thinking along the lines of a reversed brick ledge. Any ideas are greatly appreciated.
You use 12" block below grade set to allow for the height of the new joists ....mudsill and sill sealer. Starting at grade you use 8" block flush to the outside of the 12" block. This creates a 4" shelf on the inside where your floor joist will sit.

This is done all the time in low grade situations like this.

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Old 05-15-2012, 10:29 AM   #3
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Home addition foundation too low


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Originally Posted by rhoffman26 View Post
I'm planning an addition to my ranch home that currently has 2x8 floor joists. My current foundation is about level with grade. Is there a way I can raise the new foundation so that the outside of the foundation will be above grade while using 2x12 floor joists in the addition? I was thinking along the lines of a reversed brick ledge. Any ideas are greatly appreciated.

Yes there is a way to do this (provided I am understanding you correctly), you will need a designer to draw something up for you to get permits though.

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Old 05-15-2012, 01:05 PM   #4
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Home addition foundation too low


So you're saying 12" block to get the floor to the proper height and then frame the floor. After that set 8"block and set the wall on that? Thanks for your help
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Old 05-15-2012, 01:12 PM   #5
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Home addition foundation too low


I am not saying that at all as I do not fully understand what you are trying to do. Npr do I know how your present foundation is biult.
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Old 05-15-2012, 01:24 PM   #6
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Home addition foundation too low


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So you're saying 12" block to get the floor to the proper height and then frame the floor. After that set 8"block and set the wall on that? Thanks for your help

That is one way.
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Old 05-15-2012, 02:19 PM   #7
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Home addition foundation too low


I wanted to lower the floor on my porch turned sun room. Original joists were 2x4s (notched down to 2x1a at one end ). I wanted at least 2x6s since I was thinking marble flooring. I bolted a PT 2x8 to the inner wall of the foundation as a ledger board, and then used a 2x12 as a beam on the other side (not at a foundation wall)

what I'd do is size it so it comes even with the when you slap a PT 2x6 on top of the outer and inner foundation. I believe you never put non-rot resistant wood on concrete.

Last edited by forresth; 05-15-2012 at 02:24 PM.
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Old 05-15-2012, 03:03 PM   #8
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Home addition foundation too low


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I believe you never put non-rot resistant wood on concrete.
I believe you should also put a sill sealer between the concrete and the PT wood.

http://www.reflectixinc.com/basepage...&PageIndex=627

http://www.protectowrap.com/energy-s...y-sill-sealer/

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