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Old 07-15-2019, 01:51 AM   #16
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Re: Repair Garage Threshold & Posts






These pictures are not the same house.
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Old 07-15-2019, 01:56 AM   #17
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Re: Repair Garage Threshold & Posts


Holy smoking gun!
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Old 07-15-2019, 02:06 AM   #18
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Re: Repair Garage Threshold & Posts


It is like this.
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Old 07-15-2019, 02:15 AM   #19
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Re: Repair Garage Threshold & Posts


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Holy smoking gun!
I have seen this movie before, the brick around the house likely has a brick ledge and this stone work was an after thought.
Most of the problem was likely no drain plane behind the stone so the water just sat with the wood.
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Old 07-15-2019, 08:42 AM   #20
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Re: Repair Garage Threshold & Posts


Hey guys, I mentioned in one of the posts that the upper story is set back a few feet, but that's my bad for posting inaccurate photos. I just haven't had time to finish designing the upper story proper (I'm still learning with those tools and it had already served it's earlier purpose).

In any case, that would explain why I'm not seeing any sag on the upper floor. In light of that, does that change how I proceed with this or am I still pretty much in the same boat aside from the lack of impending doom of the upper floor coming down?
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Old 07-15-2019, 10:12 AM   #21
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Re: Repair Garage Threshold & Posts


Are you sure that you want to take structural advice from people on an internet chat forum? Even though they may be pros, they have not seen your project first-hand and have no financial interest in your project.

You may be better off getting help from an engineer that is local to you.

Andy.
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Old 07-15-2019, 10:15 AM   #22
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Re: Repair Garage Threshold & Posts


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Are you sure that you want to take structural advice from people on an internet chat forum? Even though they may be pros, they have not seen your project first-hand and have no financial interest in your project.

You may be better off getting help from an engineer that is local to you.

Andy.
So the engineer can come out and say I want to see here , here and here call me when you have it open . that will be $4oo for the house call.
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Old 07-15-2019, 10:18 AM   #23
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Re: Repair Garage Threshold & Posts


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So the engineer can come out and say I want to see here , here and here call me when you have it open . that will be $4oo for the house call.
That is a possibility, sure.

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Old 07-15-2019, 10:30 AM   #24
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Re: Repair Garage Threshold & Posts


Your second floor won't fall down, no need to fret. But you do have some work and money to spend.

It looks to have been repaired before along the entire opening width. I would think it was a thickened slab resting on the foundation wall, but you seem to have removed a lot of the slab (comparing picture from post #1 to post #9). Did you jackhammer out under the garage wood return wall too?

It could have been a floating slab, but don't think it would have rested on wood framing like your drawings show. But who knows with what comes up on this forum, and I can't tell from that cavity picture. Maybe checking out your neighbors slab will piece the puzzle together. Does his slab go under the garage wall, or is it floating?
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Old 07-15-2019, 10:36 AM   #25
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Re: Repair Garage Threshold & Posts


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Andy.
Sidebar, here's what I got when I clicked your sig link.
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Old 07-15-2019, 10:46 AM   #26
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Re: Repair Garage Threshold & Posts


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Sidebar, here's what I got when I clicked your sig link.
Right, thanks for reminding me about that . I have been trying to change that link on the DIY site but I can't seem to.

I will try again.

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Old 07-15-2019, 12:27 PM   #27
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Re: Repair Garage Threshold & Posts


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Your second floor won't fall down, no need to fret. But you do have some work and money to spend.

It looks to have been repaired before along the entire opening width. I would think it was a thickened slab resting on the foundation wall, but you seem to have removed a lot of the slab (comparing picture from post #1 to post #9). Did you jackhammer out under the garage wood return wall too?

It could have been a floating slab, but don't think it would have rested on wood framing like your drawings show. But who knows with what comes up on this forum, and I can't tell from that cavity picture. Maybe checking out your neighbors slab will piece the puzzle together. Does his slab go under the garage wall, or is it floating?

I removed all the concrete from #1-#9 with the help of a 16oz hammer. It was crumbled so badly that it took very little effort. I believe the garage slab is a floating slab, but I will take a look at my neighbours' as well to try to verify.



I'll also borrow a friend's flexible camera to try to get some better shots under the slab.
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Old 08-23-2019, 09:01 AM   #28
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Re: Repair Garage Threshold & Posts


Hey all, I've had a few people out to look at this in the last couple of weeks and their advice has ranged from putting in a sump pump to waterproofing the crawlspace wall that it shares with the garage. I don't think either solution is going to fix my issue, so I've decided to at least put in a trench drain along the front of the house to catch any water from the driveway that is heading towards the house.

Before I can do that I need to re-frame the garage opening and repour the threshold. I have two questions about that:

1. Can I just replace the rotten part of the framing as I have done in the picture below or should I remove all the sheetrock /plaster from inside the garage and replace the wood all the way to the top plate/header?

2. If I repour the threshold that I've removed, I would presumably need to protect the wood from coming in contact with cement. How can I achieve that when the studs sit 8" below the top of the concrete? Can I wrap the posts in some flashing to keep them out of contact with the pour?
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Old 08-23-2019, 09:12 AM   #29
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Re: Repair Garage Threshold & Posts


Where is your TD going to drain to?
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Old 08-23-2019, 09:15 AM   #30
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Re: Repair Garage Threshold & Posts


Quote:
Originally Posted by spizzak View Post
Hey guys, I mentioned in one of the posts that the upper story is set back a few feet, but that's my bad for posting inaccurate photos. I just haven't had time to finish designing the upper story proper (I'm still learning with those tools and it had already served it's earlier purpose).

In any case, that would explain why I'm not seeing any sag on the upper floor. In light of that, does that change how I proceed with this or am I still pretty much in the same boat aside from the lack of impending doom of the upper floor coming down?
It is not as bad but it still has some weight coming down on the wall.
The skirt roof is too big to be self supporting off the wall and was not likely attached with that in mind. So you are dealing with the header for the door and the beam out the other side to the post.

Have you removed drywall inside to inspect the framing back to the corner at the floor?
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