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I have a question about foundation requirements regarding my home here in Pahoa. My plans called out for footings with slab on grade but the contractors decided to delete the footings and pour the foundation, (stem walls) right on top of the compacted gravel leaving the foundation with no footprint or imbeds of any sort. He says that as long as the engineer provides a letter the inspectors will pass it. He also claims that "This is the way it's done here on the Big Island". I have a feeling that the next 5 or 6 point earthquake will shift my house into the neighbors lot... this would not be good. Am I worried about nothing or is this a valid concern? I have a feeling that once the warranty is up I will possibly have a big problem. If this is a problem, how can this be "fixed" without a demo? Please, if any one has any insight on this let me know. I have about a week window of opportunity to remedy this before the slab is poured. Thanks all.
Mitchell C Hale
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While I don't know any of the specifics, your builder is supposed to build the house according to the plans, that's why you pay him. If he cuts corners maybe you should cut a payment or two.
BTW, there is no mandated builder warranty in Hawaii, though most builders will give you a one year limited warranty.
Aloha,
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If it were me... Perhaps the plans call for the footer for a reason? Seems if not necessary the architect stamped plans would so indicate. We've done 5 slabs that support structures. Each and everyone has a footer and the county inspector paid particular attention to them when inspecting. If your builder is already cutting corners, I'd be very wary.
David
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Aloha - mitchie777!
Please listen to John S. Rabi's and David M's advice!
While there are times when a contractor has a better way of building than the plans might dictate - he DOES NOT have the option of doing it his way or "the Big Island" way. He does not have the option of telling you to get a letter. Yes - the County Building Dept. or inspector will pass just about anything that someone else is taking responsiblity for i.e. stamping! [8]
The County normally inspects the foundation forms BEFORE any pouring of cement but not always. Did they? [
]
There is a "good ol'e boy" network of contractors that have built here for awhile and can do things "differently" because the Inspectors and County "know" them. An example is a house that had a foundation - framed - windows/doors installed - trusses - purlins - metal roof - DONE - BEFORE a permit was issued. Contractor just took pictures to show the inspector. [?]
"Each thing I do I rush through so I can do something else" - Cemetery Nights/Stephen Dobyns
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I can't quite make sense out of your description of what's going on, but if it is different than what the plans call for, contact your architect and have them inspect the forms before the concrete is poured. It is his/her responsibility to make sure the plans are structurally sound and it is the contractor's responsibility to follow the plans unless the architect knows about the changes and approves them.
Generally a slab foundation will have thickened edges as well as deeper/thicker areas under posts and areas of heavy load. There would generally be a thicker layer of concrete under any walls, especially support walls. Usually the slab is poured on top the compacted gravel with 6" x 6" 10/10 welded wire mesh across the entire slab area and at least several bands of rebar around the edges. There is sometimes more rebar in the thickened areas under posts.
The compacted gravel, plastic moisture barrier and welded wire mesh/rebar are always in place when the concrete forms are inspected. I'm not sure what you mean by "footprint or imbeds of any sort" but if he can pour the walls as part of the foundation, it would be stronger than to do it in two pours.
"I like yard sales," he said. "All true survivalists like yard sales."
Kurt Wilson
"I like yard sales," he said. "All true survivalists like yard sales."
Kurt Wilson
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As far as stem walls, this is a common practice but in a way that they would build a form around your foundation at least a minimum of 12" into the ground like a footing and pour concrete into the stem wall forms then they would use the stem wall concrete as the form for the floor to be poured. If there is no footings/stem that go into the ground and is a flat slab I would stop now and make him do it according to the plans
They can do whats called a continuous pour in which they dig footings and form up around the footing and pour everything at once.
I hope all goes well for you and remember that someone will be living there so be safe
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mitchie777,
The key words to me were, "the compacted gravel". I inspect my own designs and I always have a geotech company test the compaction. Just curious, was the gravel tested for compaction? If the soil was not tested then how do you know it was compacted? Umm, hopefully it wasn't just gravel as it's hard to compact a soil without the appropriate moisture content. I've had projects where someone was running a whacker, but the soil wasn't being compacted, just consolidated. Big difference.
The advice above about following the plans is the best you'll get. Call the person who stamped the plans ASAP and consult.
Good luck,
Sean
See you in the surf
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quote:
Originally posted by Hotzcatz
I can't quite make sense out of your description of what's going on, but if it is different than what the plans call for, contact your architect and have them inspect the forms before the concrete is poured. It is his/her responsibility to make sure the plans are structurally sound and it is the contractor's responsibility to follow the plans unless the architect knows about the changes and approves them....
Without seeing it - is he pouring it as a monolith and the plans stated two separate pieces? or does he have the shear walls formed to pour at the same time as the slab? He didnt use rebar to tie them together? Do you have a pic?
Yes, if the arch approves the change the arch may provide a letter if the building dept will accept it.
This county is no different than any where else - Big Island Way is same as nepotism and graft in Cali or KS or NY or where ever you are from. Crappy jobs are done in every state. Good jobs are done in every state.
Personally I would trust a good builder and building inspector over an young
inexperienced drafts person any day - even with a stamp from an architect unless the arch had really reviewed their plans well.
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True, frequently plans are drawn with mainland methods or some other method which doesn't work well here. When building a house, there are a multiplicity of different folks involved and it can be difficult to assess their ability until after a problem has occurred. Using reputable folks helps a lot to prevent problems. Use folks that have experience in local construction techniques all the way throughout the construction of your house if possible.
"I like yard sales," he said. "All true survivalists like yard sales."
Kurt Wilson
"I like yard sales," he said. "All true survivalists like yard sales."
Kurt Wilson
