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Old 09-08-2015, 02:06 PM   #1
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Enlarging a room: Floor is poured concrete with different floor elevations.


Stats:
- House built in 1978
- 3br, 2bath single story ranch
- Poured concrete foundation

Goal:

- Convert a small laundry room into a home office, gut down to studs, reframe where needed.
- Laundry room is part of the garage space
- Expand room by 12" by pushing out interior wall, further into the garage space

Issues(possibly):

- The existing wall sits on a concrete block that is roughly 15" higher than the garage floor. The garage is poured concrete as well. And therein lies my conundrum. I just can't really wrap my head around how to handle this and take into account all the variables that may(not) come back to bite me 3yrs from now when the wall is sagging and the wainscoting is popping off because the garage floor slab sunk x inches (if that is even possible after 37yrs).

I was thinking that I put a top plate on the roof rafters, and a bottom plate on the garage concrete slab(after sealing the 12" of concrete the new wall will enclose). Then build out standard floor joists 16"oc mated to a 2x6 ledgerboard face mounted to the raised concrete block that is the current floor of the room.

...or...

Just hire a concrete guy to come and pour the addtional concrete needed to expand the existing floor out 12". I'm trying to keep the cost down though, hence the DIY effort.

I've scoured the internet, read all the vintage DIY book, the old school Rickels bible, but I just cant find anything that says how to properly deal with this.

Any advice is immensly appreciated!

Cheers








Last edited by jedblack; 09-08-2015 at 02:23 PM.
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Old 09-08-2015, 02:41 PM   #2
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That is a load bearing wall--carrying the roof load---how are you planning on holding up the roof?
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Old 09-08-2015, 02:48 PM   #3
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Quote:
Originally Posted by oh'mike View Post
That is a load bearing wall--carrying the roof load---how are you planning on holding up the roof?
Is it carrying that load? It looks to me the roof rafters pass over the wall deeper into the house?
I doubt the concrete will sink into the ground if it supported the weight of the car.
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Last edited by Ron6519; 09-08-2015 at 02:55 PM.
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Old 09-08-2015, 02:49 PM   #4
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Quote:
Originally Posted by oh'mike View Post
That is a load bearing wall--carrying the roof load---how are you planning on holding up the roof?
Hmm, I don't think that the interior wall that faces the garage is load bearing. The framing/drywall doesn't go all the way up the rafters. I think its the /other/ wall. Meaning the other side of the room that is load bearing because that is the external wall facing the outside of the house.

Here is a shot of the room itself, the left wall is interior wall going into the garage with the brown door (in the rest of the photos) just out of the picture, the right side of the photo/room is the exterior wall, which i'm fairly certain is load bearing.

Its the left wall that I want to push out 12" into the garage. Which circles back into how do I deal with this since the existing wall is on raised concrete block flooring.



And one shot from far away, the wall with the door is what i want to pull out into the garage 12". This photo give a good view of the raised concrete block foundation.


Thanks for the reply, appreciate it.

Last edited by jedblack; 09-08-2015 at 02:55 PM.
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Old 09-08-2015, 03:14 PM   #5
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You're going to need a plan, permit's and inspections for this. There will be knowledgeable people(hopefully) guiding you in the process.
I'd contact the department that does this stuff and ask them what you need to proceed.
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Old 09-08-2015, 03:19 PM   #6
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Originally Posted by Ron6519 View Post
You're going to need a plan, permit's and inspections for this. There will be knowledgeable people(hopefully) guiding you in the process.
I'd contact the department that does this stuff and ask them what you need to proceed.
Already went to the building department to get the permit/CO opened. The inspection will come afterwards. As for the plan, they stated its not load bearing, so long as it conforms to basic building code for safety -- i can do whatever I want. Which lead me to the next natural questions of "what hell do you mean i can do whatever I want"

The response was; "well, you can just pour concrete to raise/extend the flooring to whatever size you want. Or you can build a false floating floor on sleepers to extend out the flooring from the raised concrete block, then build the wall on top of that"

My post was more geared towards how would you guys handle this, advice wise. Am I wasting my time with a false floor, should I pour concrete. Essentially, if you were doing this, how would you go about it?
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Old 09-08-2015, 03:27 PM   #7
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I would never pour concrete in this situation. At some point, someone might want to convert the room back. Been there, done that, for a customer.
I'd lay down felt paper.
Frame on top with non pressure treated lumber.
Insulate between the joists
Plywood the top.
Build walls where you want
Electrify.
Sheetrock, compound and paint.
I'd also take out the garage door
Install windows/doors as planned.
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Last edited by Ron6519; 09-08-2015 at 03:32 PM.
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Old 09-09-2015, 08:44 PM   #8
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Welcome to the forum!

I'd add a row of block (CMU) with a pt (if required per code) plate on that- to mach the end wall with fire-door. Sticky wrap on the small floor/slab space- not variable vapor-open felt paper, add a ledger on the existing rim joist. Add a new rim joist on the new block with plate (over new sticky, unless you know there is a vapor barrier under slab), plywood across. With the 8" CMU, leaves 4" between blocks.. or less width, if available locally.

Gary
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Last edited by Gary in WA; 09-09-2015 at 08:46 PM. Reason: sp
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