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  1. #1
    Jon mackay's Avatar
    Jon mackay Guest

    Default Bottom plate off at foundation

    This was a block foundation wall on a remodeled 1950s home.
    The exterior foundations looked good except for one section that was suspect.

    I am not sure what to make of this since it is not fully visible but any thoughts would be appreciated.

    It almost seems that the bottom plate is off somehow??

    In the first two pictures it looks like the bottom plate is tilted.

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  2. #2
    David Bell's Avatar
    David Bell Guest

    Default Re: Bottom plate off at foundation

    Looks to me like the house may have been raised and an attempt at leveling was made.


  3. #3
    Jon mackay's Avatar
    Jon mackay Guest

    Default Re: Bottom plate off at foundation

    That is a possibility.

    I don't like this section being open, I'm thinking it should probably have the siding removed and then have the proper coverings installed.


  4. #4
    Ron Bibler's Avatar
    Ron Bibler Guest

    Default Re: Bottom plate off at foundation

    Is that a stucco covering over the foundation ?

    Or is that paint on the concrete ?

    What ever is going on its all wrong...


    If its stucco the you would have stucco with a newer type siding covering that with inaccessible areas to the exterior walls that could have any number of unknown condition.

    Best

    Ron


  5. #5
    Jon mackay's Avatar
    Jon mackay Guest

    Default Re: Bottom plate off at foundation

    It is a parge coating over the concrete block.


  6. #6
    David Bell's Avatar
    David Bell Guest

    Default Re: Bottom plate off at foundation

    Quote Originally Posted by Ron Bibler View Post
    Is that a stucco covering over the foundation ?

    Or is that paint on the concrete ?

    What ever is going on its all wrong...


    If its stucco the you would have stucco with a newer type siding covering that with inaccessible areas to the exterior walls that could have any number of unknown condition.

    Best

    Ron
    The underlining is mine, But, What is the statement Ron, I have no idea what you are trying to convey from that statement.


  7. #7
    Join Date
    Jul 2008
    Location
    Snowbird (this means I'm retired and migrate between locations), FL/MI
    Posts
    4,086

    Default Re: Bottom plate off at foundation

    Several pictures appear to be that of a former garage or carport being converted to living space withOUT proper foundation work, just using former sloped garage floor without modification, and possibly removing or covering over with mulch the former apron.I see both plywood and apparent pressboard parallel to the ground peeking through in two different pics.I suspect the possiblity that the exposed cut wood and higher exposed foundation are former connecting porch or breezeway between former garage and home. I suspect the lumber ends we are seeing are unbanded "sleepers" placed on former patio/porch/breezeway slab and former garage floor slab to support a plywood and/or pressboard subfloor, uninsulated and open to the outdoors to wind, rain, snow, insects and vermin. It is all wrong. Grade and elevations not acceptable, esp. NYS. I also see exposed sheathing in some pics. Last pic looks like someone tried to drive in to former garage opening see cracked siding! Doubtful conversion to habital space was permitted or to approved plans.

    Last edited by H.G. Watson, Sr.; 06-15-2010 at 05:39 PM.

  8. #8
    Tom Roon's Avatar
    Tom Roon Guest

    Default Re: Bottom plate off at foundation

    John, Is it an old garage or house? From the pictures, I'm not sure how anyone could "assume" it's a garage. Could just as easy be that someone cut the old plate out and put a few temporary shims, then went to have a beer and forgot it. Or, maybe they're leveling the wall/floor. Could be several things. What ever it is, it's not good, unless they're trying to ventilate the dirt or basement/crawl. The stucco looks like there are fiberglass threads showing at the top, with parging over it. Is it foam insulation that has been parged?


  9. #9
    Jon mackay's Avatar
    Jon mackay Guest

    Default Re: Bottom plate off at foundation

    I do not believe there was ever a garage here.
    The foundation is block with a parge coat, no insulation.

    The block appears to have had the front facing compromised / removed for some reason and then wood blocking installed. Very strange setup.


  10. #10
    Join Date
    Sep 2009
    Location
    leonardo, new jersey
    Posts
    125

    Default Re: Bottom plate off at foundation

    One good thing is they were not smart enough to hang a 4" starter strip for remodeling to lock the first course of siding in, but a "J" channel, (which does not look to have weeps drilled in it every 24 inches)

    Thank them for being lazy, even if they could not figure out the available siding accessories for leveling an elevation, they lacked the creativity to install even a piece of aluminum coil to hide the crime scene.

    Joseph Ehrhardt
    Building Forensic Specialist LLC

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