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Old 04-13-2018, 04:26 PM  
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2 Story 60 Sq Ft Addition Pier and Beam

Hi, new here and new to home remodeling but I think with some help I can do this.

There is a 6x9 single story bump out with a crawl space off the back of my house. I want to extend this bump out across the rest of the house (15 more feet) and build a second story only on top of the portion I've just added. I will not be creating an opening through what is currently the outside wall. Instead it will become an interior wall.

This house is an opportunity for my wife and I to remodel and make money off of but we need to be careful how much we spend on certain renovations as they may cost more than they increase the value of the property. That's the main reason I am considering the pier and beam foundation along with the fact that this is a small space we're adding. I don't see the reason for a full foundation.

My questions are: can I build a two story addition on a pier and beam foundation or should I excavate the area and pour a full foundation? What are the national spacing requirements for piers? I live in Indiana and I can't imagine our codes being more stringent than federally mandated codes. Lastly, would I attach a ledger board to the rim board on the current foundation or would I remove the rim board and lay joists from the foundation to the new pier and beam?

Thanks for any insight and if I'm way off please let me know

Last edited by Adam Sinke; 04-13-2018 at 04:29 PM.
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Old 04-13-2018, 05:05 PM  
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Re: 2 Story 60 Sq Ft Addition Pier and Beam

Local codes have to be more stringent than federal codes. They can't be less. No matter what, you are going to have to present plans to the local municipality. The last thing that you want is to start a job & have the building dept. issue a stop work order. That can get very messy & expensive. I recommend that you hire an architect to draw a set of plans. Try to find an architect who is well connected, with the building dept. I've been there & done that. It works.
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Old 04-14-2018, 06:20 AM  
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Re: 2 Story 60 Sq Ft Addition Pier and Beam

In NJ and snow load of 30. 2x10 joists (16" oc) on double 2x10 beams, supported by 6x6 posts every 8'. One story corner addition. 18" footings passed inspection. Two story probably needs 24" footings. Make them 12" thick and lay down crossed double rows of 1/2" rebars. Make the piers span every 6' with 12" sonotubes and 6" above ground. Corners, each side gets a pier instead of making a single pier support 2 sides. Make the drawing and see if it passes. Nothing to lose except some time.
That is just anecdotal without really seeing your plans. Some factors are which wall and corners will get the load. How the roof sits, eg. Since diy, over engineering is allowed. If willing to put in more piers, go 4' spans or 30" footings.
I'd use ledgers. Removing the rim is easier later but I'd worry about the wall above. You'd need to block the bays anyway.
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