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Renovation Work

 
 
dadpad
 
Reply Mon 4 Apr, 2011 08:46 pm
I've begun to do some renovation work on my home. The house is about 80 years old and maintenance has been at a minimum.
We started with the sub floor. which over the years had made the floor look like a roller coaster
I had contractors in to do this bit.
http://i8.photobucket.com/albums/a40/dadpad/P1010001-Copy.jpg

Jacks were placed under the bearers and lifted to take the pressure of the stumps

http://i8.photobucket.com/albums/a40/dadpad/P1010002-Copy-1.jpg

The old stumps were dug out and believe me when I say that working under the house is no picnic. In some places there was only 500mm of space in which to use a shovel

http://i8.photobucket.com/albums/a40/dadpad/P1010010-Copy.jpg

http://i8.photobucket.com/albums/a40/dadpad/P1010004-Copy.jpg
http://i8.photobucket.com/albums/a40/dadpad/P1010005-Copy.jpg
http://i8.photobucket.com/albums/a40/dadpad/P1010006-Copy.jpg
The floor was then leveled using a curious method.
water in a bucket gravity feeds into a tube attached to a stick. As long as the end of the tube is higher than the water level in the bucket it doesnt over flow. Then we walked around the house looking for the highest point of the floor. Once we had the highest point a mark was placed in the stick. The water level in the tube rises and falls in comparison with the reference point. This highest point became the reference point and each jack was raised individually to the same level.
With one min in the house holding the measuremnt tool and another under the house working the jack the whole house was raised until the floor was level with the reference point.
"A bees dick more " seemed to be a common measurment when raising a Jack


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Type: Question • Score: 10 • Views: 4,618 • Replies: 38
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roger
 
  1  
Reply Mon 4 Apr, 2011 09:02 pm
@dadpad,
Around here, we would say 'raise it a BCH more'.
0 Replies
 
Cycloptichorn
 
  1  
Reply Mon 4 Apr, 2011 09:12 pm
@dadpad,
Pretty cool, cool technique too. The Egyptians used a similar technique for leveling the foundations of large buildings and the pyramids, iirc.

Cycloptichorn
0 Replies
 
JTT
 
  2  
Reply Mon 4 Apr, 2011 09:17 pm
@dadpad,
I've used water levels a lot. They are grand. I've got one that has an alarm that sounds for the reference point. Cheapest builder's level/transit you can buy or make. Never gets out of whack, never has to go in for servicing, demands only the odd drink of water.

My guess is there is no ground frost penetration there where you live, DP. Are there many slab on grade houses.

How many concrete piles would a house like this have? How deep are they dug?

Are what you call "bearers", floor joists or what we call 'beams' which carry the floor joists on top and the beams transfer the loads to concrete piles/bearing pads/outside concrete wall?

How deep are the water lines buried?
dadpad
 
  2  
Reply Mon 4 Apr, 2011 09:44 pm
@JTT,
Quote:
My guess is there is no ground frost penetration there where you live, DP. Are there many slab on grade houses.

No ground penetration of frost here although we do get some ripper frosts it's nothing like what nth US or canada sees.
Not sure what slab on grade means but most houses thes days or built on a concrete slab.
Quote:

How many concrete piles would a house like this have? How deep are they dug?

80 stumps @ (about) 1m spacings.. We put a couple extra in under pressure points like the fridge and bath.
dug to a minimum of 500mm but some were down to 700mm They have to go down to a solid clay base. Our independant building inspector used a push rod to test the clay penetration using a pointed rod with a pressure gauge on it. The rod was not allowed to penetrate the clay more than 500mm.

Quote:
Are what you call "bearers", floor joists or what we call 'beams' which carry the floor joists on top and the beams transfer the loads to concrete piles/bearing pads/outside concrete wall?

Beams not floor joists.
They actually had to remove one of the bearers cause it was rotten and replace it with new oregon. I learned new words when they they were doing that.
The water lines are basically at ground level. they are old old old gal pipes and really getting past it.

We had a bit of a scare as the power is grounded to the gal water pipe and the contracter said he was getting an intermittant low voltage buzz off the pipe. He described it as like when you put your tounge on a torch battery. We turned the power off of course but he said the buzz was still there.
The sparky came and checked it out and siad there was no leakage from our system. he assumes its comong from somewhere els in the street and traveling through the ground. Theres no way of telling where it's coming from. spaky said he had chased another similar problem up the street aways and could bever find where it was coming from.
dadpad
 
  2  
Reply Mon 4 Apr, 2011 10:01 pm
we think we really lucky to get only limited dmage to the plasterboard (think you call it drywall)
The worst was that a big crack opened up in 2 room corners and cracked the plaster board across to a door. I've got that out and am in the process of replacing it now. the other crack will be covered with a concave 90 mm plain plaster arcatrave.
http://i8.photobucket.com/albums/a40/dadpad/P1010054.jpg
http://i8.photobucket.com/albums/a40/dadpad/P1010056.jpg
0 Replies
 
dadpad
 
  2  
Reply Mon 4 Apr, 2011 10:24 pm
The old stumps were redgum. A hard long lasting Australian timber that I love to work with.
http://i8.photobucket.com/albums/a40/dadpad/P1010020-Copy.jpg

Although the outside 2 or 3 mmm is rotted there is potential for some reuse. Some were of course not salvageable but will get used as firewood.

http://i8.photobucket.com/albums/a40/dadpad/P1010019-Copy.jpg

I have plans to plane some and cut into short planks and put others on a lathe and make coffee table legs.

I've already put some of the stumps to use. I split them in half using a chainsaw and used them to fill a section of concrete path we had to take out to get at the sub floor. The saw cuts were pretty clean so I didnt bother planing them. They'll last many many years, maybe another 50 years without any oil finish.
http://i8.photobucket.com/albums/a40/dadpad/P1010059.jpg
0 Replies
 
dadpad
 
  2  
Reply Tue 5 Apr, 2011 07:30 am
New stumps are concrete. With the jacks still in position the stump is positioned in the old stump hole the ant cap is positioned and nailed to the bearer via a loop set into the top of the stump. In effect the new stump is hanging off the bearer in the hole.
Then concrete is poured into the hole and allowed to set for two days. The concrete needs to be a fairly wet mix and is pushed and encoraged to go under and around the new stump using a pry bar(ish) stickthing. (Technical term there)
http://i8.photobucket.com/albums/a40/dadpad/P1010058.jpg
0 Replies
 
ossobuco
 
  1  
Reply Tue 5 Apr, 2011 07:57 am
@dadpad,
It's fun to see all this. Dang, that red gum looks like good stuff..
0 Replies
 
dadpad
 
  1  
Reply Tue 5 Apr, 2011 08:13 am
Ode to a red gum
I stood astride the ranges four hundred years or more,
My limbs reach out to fight for light
and make me forest lord.
From hungry ground I drew my blood
to quench a fiery thirst,
The granite rocks around me - my roots smashed into earth.

They came with sombre faces - had murder in their eye,
Cursing as they fought me - swore I would surely die.
Dark was near "farewell my mates" - I thundered to the ground,
And swore an oath - "four hundred years - my soul will be around.

Ten thousand tons a week I bore as timber on in a bridge,
Across the Kiewa river - far from my native ridge.
And down the years I fought the loads and twisted bucked and kicked,
"You've worked me hard you bastards, but I am never licked'.

Treat me now with reverence- for I've surely done it tough,
Of bucking twisting fighting, I've really had enough.
A long grand dining table, is my final place of rest,
Proud that I am still class'ed - a king among the best.
Take me, share me, love me, help keep away the tears
I'll be true to your own family for another hundred years

http://www.redhandedredgum.com.au/images/tarnyatop350.jpg
JTT
 
  1  
Reply Tue 5 Apr, 2011 08:29 am
@dadpad,
Quote:
Not sure what slab on grade means but most houses thes days or built on a concrete slab.


That's the same thing.
0 Replies
 
ossobuco
 
  1  
Reply Tue 5 Apr, 2011 09:19 am
@dadpad,
Is this the same red gum?
http://en.wikipedia.org/wiki/Eucalyptus_camaldulensis
(grows in california too)

beautiful photo there, dp
Tai Chi
 
  1  
Reply Tue 5 Apr, 2011 09:21 am
@dadpad,
That gum wood is gorgeous.

Enjoying the story and photos. (Makes our floor work sound like a picnic.)
0 Replies
 
Cycloptichorn
 
  1  
Reply Tue 5 Apr, 2011 09:24 am
@ossobuco,
ossobuco wrote:

Is this the same red gum?
http://en.wikipedia.org/wiki/Eucalyptus_camaldulensis
(grows in california too)

beautiful photo there, dp


Cool trees, but I fear them, b/c they are basically living bombs if a fire rushes through.

Cycloptichorn
ossobuco
 
  1  
Reply Tue 5 Apr, 2011 09:47 am
@Cycloptichorn,
Yes indeed.
0 Replies
 
sozobe
 
  1  
Reply Tue 5 Apr, 2011 10:21 am
(Reading with interest!)
0 Replies
 
dadpad
 
  1  
Reply Tue 5 Apr, 2011 07:06 pm
@ossobuco,
Quote:
Is this the same red gum?

yes indeedy. I dont think its native to cali though.

Quote:
That gum wood is gorgeous.

Tell me something i dont know already.

windows next
The chippy is here putting in new windows I'm trying to keep up with him. Its not being too suceefull. Its him learning new words this time.

ossobuco
 
  1  
Reply Tue 5 Apr, 2011 07:13 pm
@dadpad,
No, for sure; just that I remember them, from early (here, er, there, trees that I got to see).

You'll get my chile peppers up if you call it cali, you brat.

Meantime, I had euc paneling in my 1920 =/- house in humboldt county. Redwood 1xs in between. Oy, I miss it.
0 Replies
 
panzade
 
  1  
Reply Tue 5 Apr, 2011 07:16 pm
@dadpad,
we always used a water level to set beams.
dadpad
 
  1  
Reply Tue 5 Apr, 2011 09:53 pm
@panzade,
smoko! more pics soon
 

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