New to construction forums so bear with me if I don't use all the same terms as everyone would expect.
I have a walkout basement with the front and side walls formed concrete and the back wall is a 2x6 wood frame. The joists run perpendicular to the back wall and the house is a two story (plus the walkout basement). House was built in 1968.
The basement was finished in mid 70's and has MANY issues, most I know what to do with. I am demolishing the basement (going to leave it unfinished for now, just want to fix electrical and plumbing problems), and I found a major problem.
The bottom plate and bottom 1.5-2 feet of several studs on the back wall is rotten and I saw active termite infestation.
I am getting an exterminator come out for the termites but the rot looks to be a bigger problem: the ground out back is more or less flat but grades slightly away from the house but the bottom sill looks like it is at ground level (or slightly below in some areas.
Ok, LOTS of background but here is my question:
Should I replace bottom plate and studs as is (using PT wood of course) or should I build up a 6" or so concrete (or block) at the bottom of the wall to put the sill plate on to prevent this problem in the future? I am looking for options to consider and where to go from here.
Thanks in advance for the help!
Chris (in southeast NH)
I have a walkout basement with the front and side walls formed concrete and the back wall is a 2x6 wood frame. The joists run perpendicular to the back wall and the house is a two story (plus the walkout basement). House was built in 1968.
The basement was finished in mid 70's and has MANY issues, most I know what to do with. I am demolishing the basement (going to leave it unfinished for now, just want to fix electrical and plumbing problems), and I found a major problem.
The bottom plate and bottom 1.5-2 feet of several studs on the back wall is rotten and I saw active termite infestation.
I am getting an exterminator come out for the termites but the rot looks to be a bigger problem: the ground out back is more or less flat but grades slightly away from the house but the bottom sill looks like it is at ground level (or slightly below in some areas.
Ok, LOTS of background but here is my question:
Should I replace bottom plate and studs as is (using PT wood of course) or should I build up a 6" or so concrete (or block) at the bottom of the wall to put the sill plate on to prevent this problem in the future? I am looking for options to consider and where to go from here.
Thanks in advance for the help!
Chris (in southeast NH)