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Old 03-16-2013, 09:57 PM   #1
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No Frost wall and rotten sill plate


I bought a an old house to fix up, I have soon discovered that it does not have a deep enough frost wall and a one corner of the sill plate is rotten... Its also not insulated properly, and the studs are rough cut 2x4's. So... Would I be able to support the roof joists on the exterior side? (the wall is 36'6" long) I would then take the old framed wall right out and dig my 4' frost wall, new sill plate, reframe the wall with pressure treat, and start from new again to fix it properly. If this is possible, I would then do 3 of the 4 walls since one half of the house has a basement.

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Old 03-16-2013, 10:05 PM   #2
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No Frost wall and rotten sill plate


What on earth is a "Frost Wall", a foundation?????

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Old 03-16-2013, 10:13 PM   #3
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No Frost wall and rotten sill plate


a frost wall is a foundation wall that has to be below the frost line for a crawl space. when one is not installed, ice will form under the foundation wall and push it up.
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Old 03-16-2013, 10:14 PM   #4
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No Frost wall and rotten sill plate


I live in the snowy north and require a 4' deep frost wall sitting on footers and 6" above grade
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Old 03-16-2013, 10:16 PM   #5
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No Frost wall and rotten sill plate


Going to need some pictures of this one.
Hard to suggest how to fix something you can not see.
Also take the time to go back and add your location to your profile.
Just go to Quick links to edit.
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Old 03-16-2013, 10:21 PM   #6
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No Frost wall and rotten sill plate


I will have to take some better one's... The one's I took didn't turn out very good.

Is it possible to support the roof on the outside to replace a framed exterior wall???
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Old 03-16-2013, 10:32 PM   #7
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No Frost wall and rotten sill plate


Not likly, it's done from the inside by building a temperary wall.
The reason I'd like to see some pictures is there's always a reason a sill plate or wall rots out.
So you have to figure out the reason it failed before you fix it or may end up doing it again.

I'd also never heard of a frost wall, around here we call it a turned down foundation.
http://www.concretenetwork.com/concrete/foundations.htm

If that siding is any closer then 6" to the grade you can plan on the bottom of that wall rotting out again inless some recautions are taken.
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Old 03-16-2013, 10:38 PM   #8
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No Frost wall and rotten sill plate


yes i understand that, and u are right that is the problem! I will fix that by putting the proper foundation in and lowering the grade 6". The reason I want to support it from the outside is so I can replace the floor joist's and dig out the crawl space as well since the existing joist's are old logs pretty much resting on the ground
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Old 03-16-2013, 10:45 PM   #9
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Sounds like you have a real money pit there.
Keep in mind anything closer then 18" to grade under the house needs to be pressure treated.
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Old 03-16-2013, 10:49 PM   #10
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I bought the house and property from a bankruptcy firm... I got a great buy and can afford to put some money into it. its an investment for me but still want to do everything right to flip it.
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Old 03-16-2013, 11:22 PM   #11
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No Frost wall and rotten sill plate


Yeah, where I am from its called a foundation, and the depth of the footer and masonry wall always has to be below the anticipated frost depth, I just never heard the term "Frost Wall" as its first and foremost function is to provide bearing for load bearing walls down to virgin soil. Having it below the frost line is a given.
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Old 03-17-2013, 12:08 PM   #12
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No Frost wall and rotten sill plate


cazzy07, Welcome to the Forum!

my suggestion would be to hire a professional engineer or experienced foundation contractor. You can underpin the existing foundation. This is typically done in 4' sections.

I am not knowledgeable in your building code requirements so put a call into your local building department. you may be required to have a professional engineer prepare construction drawings to submit to your local jurisdiction.

This is a common repair in my area for older homes that do not have the required depth of foundation. in my area older homes are not required to meet newer code requirements unless the cost of remodeling/repairs exceed 50% of the accessed value of the structure.

Good luck!
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Old 03-17-2013, 12:27 PM   #13
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No Frost wall and rotten sill plate


You may not have to dig it out to provide a new frost wall.

if you check you may be able to mitigate any problems by simply using foam 4" thick out 4'.

The way to determine this is to check with an engineer.

by the way, the house most likely is grandfathered in and the codes now in place would not apply.
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Old 03-17-2013, 01:53 PM   #14
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No Frost wall and rotten sill plate


A frost protected shallow foundation is definitely an option to consider. "Frost wall" must be a Canadian thing or something because I hear it all the time.
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Old 03-17-2013, 02:06 PM   #15
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No Frost wall and rotten sill plate


ocd,

we have them in New England, common terminology

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