Post and Beam garage supports heaving - InspectionNews

Jon mackay · #1 (**permalink**) 03-15-2010, 02:56 PM

This garage construction is with main supports in the ground at an 8' spread and then concrete slab poured around the supports.

It appears that one of the supports has heaved upward 3 or 4 inches (see picture) and there is standing water at the left side support area at the exterior. The supports appear to be treated but they are absorbing water at several areas. The garage door is also falling apart I believe as a result of heaving.

My thought is that the supports should not be in the ground for this type of structure and that they are not likely driven down below the frost line (at least not at the heaved one)

I'm not sure what to call out as I don't come across post and beam very often.

Michael Garrity · #2 (**permalink**) 03-15-2010, 04:20 PM

Pole barn construction.Are the posts PT wood?Hole maybe not deep enough.Dig a hole and find out.Not too difficult to fix.

Jon mackay · #3 (**permalink**) 03-15-2010, 05:42 PM

The posts are pressure treated but if they are sitting in water wont they still rot?
So to fix, replace the post with one of the proper depth?

Michael Garrity · #4 (**permalink**) 03-15-2010, 06:22 PM

Maybe the wrong type of PT.Different types for different applications.Replace the post to the correct depth or cut the post, dig hole,sono tube,concrete,attach post to concrete.The second fix might require addition framing inside.

chris mcintyre · #5 (**permalink**) 03-15-2010, 06:25 PM

Quote:

Originally Posted by Jon mackay

The posts are pressure treated but if they are sitting in water wont they still rot?

Depends on the grade. See page 4.

Ken Rowe · #6 (**permalink**) 03-15-2010, 08:21 PM

This is what I'd say on the inspection report,

"It appears that one of the supports has heaved upward 3 or 4 inches (see picture) and there is standing water at the left side support area at the exterior. The supports appear to be treated but they are absorbing water at several areas. The garage door is also falling apart I believe as a result of heaving. Repairs are necessary by a qualified contractor".

Your job as an inspector is to document, report and refer (if necessary). Specifying repairs is not within the scope and will likely get you in trouble unless you're a PE or contractor yourself.

Jon mackay · #7 (**permalink**) 03-16-2010, 03:56 AM

Ken,
Thank you, that is exactly what I'm looking for.

It is hard to stay focused on inspecting sometimes and not try to help figure out what the repair should be.

The fact is, the problem has been identified, now time for a specialist to give it the attention it deserves and figure out the repairs. As much as I would like to figure everything out, it goes far beyond scope.

Very helpful!!

Ken Rowe · #8 (**permalink**) 03-16-2010, 07:18 AM

Quote:

Originally Posted by Jon mackay

Ken,

It is hard to stay focused on inspecting sometimes and not try to help figure out what the repair should be.

I totally agree.