Re: Foundation ventilation

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Re: Foundation ventilation

From: info@builderswebsource.com
Category: Foundations and Basements
Remote Name: 63.198.181.43
Date: 24 Sep 2000
Time: 05:43 PM

Comments

If I understand you correctly, the top of the floor joists are roughly at the same level as the exterior grade. If this is true, your addition does not meet code. Generally, any wood, such as sill plates or the bottom of joists should be at least 6-8 inches above the exterior grade. Otherwise, the framing is subject to rot and termite infiltration. Under the circumstances, your best bet is to remove as much dirt as possible from the edge of the addition and install a french drain system to carry groundwater to a sump or the street (assuming you have enough slope). Builders Websource has an excellent Tech Note on drainage. We also recommend you read the chapter on Foundations in our book, Building a Dream, which is available online. This is an unfortunate situation but is typical of structures that have been built without proper engineering up front.

Please let us know if we understood your situation correctly. Additional description may help us to provide alternative recommendations.

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