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Old 06-29-2012, 12:32 AM   #16
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Rotten sill plate in garage - repair strategy?


So...how do I go about lifting the garage up 4" above it's current elevation?
And how do I do it without destroying a whole bunch of stuff in the process??

Also wondering how much concrete I need to put in each of the cinderblocks...half full? Full? Will this concrete adhere to the slab below, or should I be drilling into the slab and putting some rebar in there to really tie the new cinderblock footing wall down to the slab?

Any idea how long this will take? It seems I might have up to 24" of "open" garage between the studs until I get the cinder blocks, anchor bolts, and sheathing replaced - which means I'll probably have to remove all valuables from the garage.

Also wondering if the cinderblocks can be finished to look like a smooth concrete wall afterwards, so the garage looks clean. I'm guessing I can just trowel on a thin layer of cement on the outside and then paint it white to match the siding?

Thanks so much again for all the help guys.

PS - some high res pics here, if any interest: http://www.flickr.com/photos/1493028...7630337258082/

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Old 06-29-2012, 12:58 AM   #17
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Rotten sill plate in garage - repair strategy?


And....should I be using regular cinder blocks, or these "bond beam" types, like this one: http://www.homedepot.ca/product/15cm-sm-bb-grey/969057

I assume since you suggested using a 2x6 on top of the blocks that I should be getting a 6" wide block (or 15cm like the one in the link above). Also assume that this is more than strong enough to support the structure above it?
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Old 06-29-2012, 06:47 AM   #18
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Rotten sill plate in garage - repair strategy?


Simon, after reading this post, I find that we have three things in common.
1) My 30X60 barn is in the exact same condition that your garage is, with regard to untreated lumber on a slab on or below grade. Eventually, once time/money allow, I am going to have to replace all four walls.
2) I think that Joes advice is probably the best solution to a problem caused by bad design.
3) I also have an S2R1000

Best of luck with your project!
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Old 07-03-2012, 10:44 PM   #19
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Rotten sill plate in garage - repair strategy?


Thanks 1910...but my S2R is just a wee little 800
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Old 07-08-2012, 09:18 PM   #20
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Rotten sill plate in garage - repair strategy?


Last question- in addition to my question about the bond beam blocks, I'm wondering how is this new sill wall being anchored to the foundation itself? I get that the anchor bolts set into the poured concrete are holding the 2x6 down, but what is holding the new concrete sill wall to the pad? I wouldn't think that it would "stick" without some drilling and maybe rebar insertions......?

S
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Old 09-11-2012, 11:29 PM   #21
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Rotten sill plate in garage - repair strategy?


Quote:
Originally Posted by Simon96Taco View Post
Last question- in addition to my question about the bond beam blocks, I'm wondering how is this new sill wall being anchored to the foundation itself? I get that the anchor bolts set into the poured concrete are holding the 2x6 down, but what is holding the new concrete sill wall to the pad? I wouldn't think that it would "stick" without some drilling and maybe rebar insertions......?

S
Sorry to bump my thread, but I'm wondering if anyone could answer the question quote above?

I'm also curious about this idea - instead of jacking the walls of the garage up so that the holes in the 2x6 sill can slide over the foundation bolts, could I just cut a notch into the 2x6 (a hair wider than the width of the bolt, and just deep enough into the 2x6 to center it, i.e. half way)? This method would allow me to just build some temp walls to support the garage weight while I cut away the framing to make room for the concrete blocks). I could even glue the piece of wood back in that I notched out if necessary.
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Old 09-12-2012, 12:46 AM   #22
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Rotten sill plate in garage - repair strategy?


If you can't lift it to get the new sill over the bolts, you could slide the sill in and then drill thru it and the cement in the block voids and epoxy straight bolts in the holes.
This would require that you wait longer for the cement in the block to cure I think.
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Old 09-12-2012, 08:03 PM   #23
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Rotten sill plate in garage - repair strategy?


Good idea Evstarr...that could work.

I'm still wondering though, how am I anchoring this cement block wall to the slab itself?
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Old 09-12-2012, 08:13 PM   #24
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Rotten sill plate in garage - repair strategy?


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Good idea Evstarr...that could work.

I'm still wondering though, how am I anchoring this cement block wall to the slab itself?
I'm no concrete guy but I'd drill and epoxy rebar into the slab. I'd also notch the plate for the bolts.
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Old 09-12-2012, 08:27 PM   #25
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Rotten sill plate in garage - repair strategy?


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I'm no concrete guy but I'd drill and epoxy rebar into the slab. I'd also notch the plate for the bolts.

Good idea, I'll do some research on epoxying!

Tonight I think I'm going to go outside and do some digging along side one of exterior walls. I'd really like to know if this is a single, simple slab of concrete, or if the perimeter of the slab extends deeper into the ground for a foundation.

My bet is I have a plain, simple, 4" square slab of concrete. 24 x 24'. That would fall into what I believe are allowable limits for a structure around here without having to have a foundation wall.
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Old 09-12-2012, 09:20 PM   #26
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Rotten sill plate in garage - repair strategy?


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Good idea, I'll do some research on epoxying!

Tonight I think I'm going to go outside and do some digging along side one of exterior walls. I'd really like to know if this is a single, simple slab of concrete, or if the perimeter of the slab extends deeper into the ground for a foundation.

My bet is I have a plain, simple, 4" square slab of concrete. 24 x 24'. That would fall into what I believe are allowable limits for a structure around here without having to have a foundation wall.

My quick mini-dig suggest that I do have a simple slab on top of gravel. Not sure yet exactly how thick (I'll need to strip some siding off the ground level). Couple of pics to follow!
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Old 09-12-2012, 09:52 PM   #27
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Rotten sill plate in garage - repair strategy?


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I'm no concrete guy but I'd drill and epoxy rebar into the slab. I'd also notch the plate for the bolts.
Just thought about this some more. If I epoxy rebar anchors into the slab, I'm going to run into the same issue with having to lift the garage, otherwise I won't be able to put the cinderblocks over top of the anchors. Hrrrmmm....

Part of me wants to give up on the concrete wall idea and just slide a 2x4 piece of pressure treated lumber under there replacing the current sill and call it a day 8(
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Old 10-03-2012, 05:23 PM   #28
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Rotten sill plate in garage - repair strategy?


It is starting to seem like really doing this job properly is a bit of a never ending task unless I tear the whole garage down – with the slab itself cracking, I don’t know how much I want to invest in a stem wall on top of it. I hate to say it, but I believe the best course for me is to simply address the rotted wood problem (with what is admittedly a non-permanent solution) in the exterior siding (bottom two rows) and the sill plate. Neither are actually rotten, but they’re definitely getting wet, and I don’t want to put in insulation without at the very least addressing these two things.

If I tear the two bottom rows of wood siding off and replace the first 24” or so with pressure treated (as advised above), is there a way I can waterproof the PT sheathing so that it a) matches the white colour of the garage and b) resists some of the water that will attempt to find its way into the garage/insulation? I realize that the concrete stem wall is the best way to keep the water out, but as mentioned, I feel like that would be throwing excess money at a project that might not warrant it.

Thanks again everyone,
Simon

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