New foundation for bathroom floor and exterior wall studs
Hello. First time poster here. I recently purchased an 1896 Victorian Cottage that requires a ton of work. Prior owners treated it very poorly. The downstairs bathroom is located in a 12'x5.5' room that I'm guessing was a side porch of the original house. I have it torn down to the studs. When tearing it out, I noticed tons of water damage, rotted studs and studs rotted at the bottom from being buried in dirt. Everything was constructed poorly and new electrical and plumbing are needed.
It appears that the exterior walls are being supported by the brick exterior since the studs are so rotted, they are not supported by anything. There is no sill plate on top of an existing foundation for the old bathroom floor to originate from. Rather, the floor joists were attached to the studs of the inner and outer wall much like a header is attached to the exterior of a house when building a deck.
What I would like to do is set a concrete footing with cinderblock to create a sill plate where the rotted studs are tied back in. The concrete and cinderblock foundation will then support the load of the exterior wall as well as the floor joists for the new bathroom floor. Much like the drawing in this link http://chestofbooks.com/architecture...Foundation.jpg . Is this the right way to reset the bathroom floor and exterior wall studs?
Attached are pictures of the trench I dug to prepare for the footing, as well as part of the old floor joists still attached to the exterior wall.
Any advice or help would be greatly appreciated as I am new to this. I know that consulting with a professional is the best idea but funds are limited at this point!
I couldn't open your attatchments but I will suggest that spending money on a professional consult now could save money in the long run.Doing it properly and to code with permits could save tearing it all down later.
You can do it the way your link shows , But better yet go to the building department and get their pics of what to do , You don't have to tell them anything , Just ask for their diagram of what the code is , They may not have it in your area , SOOOOOO . Go to a LOCAL engineer /blue print sales place , and ask them , The reason I say local is because if they design locally they very likely have prints that pass code for below grade concrete .
Make sure you tell how deep the foundation will be , If it is under a certain measurement you won't have to use rebar etc , If over a certain height you will have to use rebar , and then theres water run off , You want the dirt to slope away from the building , And I would seal the concrete , You would go to a concrete supply house , probly not a concrete supplier , But a place that supplies rebar forms , Form treatment etc , Or maybe Lowes has a foundation sealer , However I would seal the foundation if you had a rot problem , It has been My experience that Concrete IS NOT water proof , and any wood products put against it need to have a moisture barrier , we use to use regular roofing felt , But now I think its nervustrol by code , But I have worked on plenty of old buildings that had roofing felt , It looks like the felt helped a lot , But the wood still had rot , basically do not let any wood contact concrete or cinder block , use a vapor barrier . Moisture migrates through concrete , It doesn't look wet but its the accumulated effect after years that will rot it out again .\
Your plan looks fine just keep the dirt from touching any wood Oh And by the way I use to build houses but it's been a while . tacomahardwoodfloors.com
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