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lifting garage off ground and or foundation

kirk.g

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Hello to everyone Im new on here and hopeing to get some good advise on getting my garage in shape.I have a 20x20 double garage that was built about 50 yrs ago.Its wood frame 2x4 on 24in.centers with cove tung and grove siding.It sits on concrete blocks (original) and has sunk into the ground about 6 inches at the front, caused mostly by a double steel door that was left open most of the time.It has a forward tilt of about 6 degrees and also a lean of about the same to the right. I have removed the door and have a newer rollup wood door to replace it(the old one was a shin kicker).I want to raise the garage and get it level with some thing better than I have now.Its now sitting on 7 or 8 blocks and not sure if I should go with more blocks for now or something else.............. .The current floor is asphalt (more like ***-fault) that was put down after constucton.It has expanded in the mid section and caused the 2 side walls to slide off the 2 blocks and the walls are now bowed out in the centre................I replaced the roof last yr.....Will this have secured everything so I wont be able to square anything up?I have shoreing jacks to lift the garage up.Im thinking I should raise it off the blocks and level out the foundation then drop it back down before trying to staighten it up.I want to do this before the new door goes on. Sorry for the long explanation but any advise would be greatly appreciated............Kirk
 
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pkazsr

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I would use at least 6 lollycolums (sp?) to level it and then build up the foundation to hold it. Slowly, you could lift it quite easily.
 

Zeke

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Hard to tell not being at the job. If I had to guess, I'd lift the garage, place the concrete and blocks (if used) and lower onto the new foundation. You may have to use come alongs to pull the walls square onto the the stem walls just before slipping over your anchor bolts.

After your walls are down and level, pull the top plate square and plumb, then brace with shear or let-in bracing on the interior side of the studs assuming they are exposed. Your door end might be the toughest end to brace once pulled plumb. I'd definitely use shear panel on that end. Always pull just beyond where you want things to end up.

Story: I remember this bathroom I was remodeling a few years back. I had the floor torn up down to the floor joists. I had nailed off some ply on the lower walls to receive wainscoting later on. I decided to try and bring this one wall up a bit since I could work easily under the wall with the floor out.

Well, the damn thing wouldn't move up. I looked at my plywood and realized what I had done to myself. I had to take it off. Then the house moved up in the one corner easy as they come. Glad I used screws to save banging on the plaster on the other side. The outside was siding just like the OP's. Those kind move anywhere you want them to.
 
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kirk.g

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Please excuse my ignorance ,but what is a shear panel?.....If use ancor bolts what would I tie them into?....thanks Kirk
 

Zeke

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LC's are adjustable columns. They have limited height ajustability with the screw jack alone. they use an inner and outer tube with pins to get close the to height you need.

A shear panel is a solid skin (almost always OSB or plywood rated for shear) over the studs and nailed with a particular nailing schedule.

Just Google this stuff. It's all there.

The thing you face is technique and procedure. If you're anywhere nearby, I'll help you.
 
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kirk.g

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I have lc,s already didn,t recognize the name.I rented them here their called shoring columns.I think I get the idea on shear panels now..........thanks for the offer to help but Im in Toronto Ontario and Im guessing thats a bit far to travel,,thanks Kirk
 

theoldwizard1

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Personally, after cutting it free from the current foundation, I would try to get is as straight as possible. You will need "X" cross bracing on all of the walls, from the floor plate to the top plate. If the walls are bowed out, get a come-a-long and pull them in. Then you will need at least 3 or 4 running from side to side about 2-3' above the floor plate. If the raftering system seems a little light, I would do the same just below the top plate.

You want some kind of temporary floor plate across the garage door opening and the "X" bracing from corner to corner on that wall also.

What ever you do, it will be a waste of time and money if you don't have someone who know what they are doing to come in, dig out and replace all of the footings. The steel door did not cause that. Poor footings is your root cause.
 
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kirk.g

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The interior is open so studs and rafters are exposed.When you talk about x braceing are you meaning to say inside ie. in between existing studs or on the outside of them?....What can I get away with for the new foundation?
 
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kirk.g

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also I was advised to maybe cut the rafters at the top of the studs with a sawsall to free up the walls for easier realignment?
 

NUTTSGT

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x-bracing, imagine loking into thte garage where the car would sit. Instead of a car, you would see one big "X" runing from top to bottom of opposite sides.
 
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kirk.g

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NUTTSGT ok you are saying to put bracing on top of existing studs.not in between? and what should I use for bracing?...thanks
 

dipper

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being in canada you probably want to jack it up and put a foundation under the walls then let it back down. There's been a few threads on here over the years with guys doing just that, and had pics and such...i guess keep searching. It is doable, especially if you work slow when raising the structure up and keep it supported good. I almost did this to my old garage that wasn't on a foundation but ended up scrapping that idea and tore the whole thing down and started from scratch.

What's required for code & permits in your area?
I would think your foundation would need to go down 42" or more to get to the frost line, pour a footer, then block or poured wall up from there, set the structure back down, then pour a new concrete floor (get rid of the ashpalt).
 

Zeke

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Old wizard, you and I will think alike more often than not. But my premise is to set the shell down on a level and square foundation and pull it from there. After all, you have to have something to pull to and from. I'd hate to try and pull something leaning and/or bowed while it was dangling from some beams on lifts. ;)

Yes, you might need more than one come along. But. if you've got the time and plenty of spare lumber, you could do wonders with little.
 

theoldwizard1

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The interior is open so studs and rafters are exposed.When you talk about x braceing are you meaning to say inside ie. in between existing studs or on the outside of them?
Inside is fine.

Not "between" studs, ACROSS them, from the bottom plate in the front all the way to the top plate in the back, nailing it into each stud. All walls, including the front opening


What can I get away with for the new foundation?
How long or should I say SHORT do you want it to last ?

If you don't put in a real footing why bother doing all of the work ? Just let it fall down.
 

theoldwizard1

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Old wizard, you and I will think alike more often than not. But my premise is to set the shell down on a level and square foundation and pull it from there. After all, you have to have something to pull to and from. I'd hate to try and pull something leaning and/or bowed while it was dangling from some beams on lifts.
We agree on the most important thing. You need a solid level square foundation !
 

70redbee

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How much are you willing to spend? Is this garage structurely sound other than the tilting, sagging and foundation? How long do you plan on using this garage or living there? What other plans do you have for it and what will you be using it for? Many questions to find out what to tell you. Will you need permits to do the repairs?
 

Zeke

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How much are you willing to spend? Is this garage structurely sound other than the tilting, sagging and foundation? How long do you plan on using this garage or living there? What other plans do you have for it and what will you be using it for? Many questions to find out what to tell you. Will you need permits to do the repairs?

One should get permits for any foundation and structural work. I know in many parts of the country in rural settings this is not necessary or even practical, so YMMV.

However, one never knows. The thing could be over the property line or have a set back issue. Can you imagine doing all that work and having someone come tell you that the building is in the wrong location?

If one is to get a grandfather clause, one better leave well enough alone.

Just pointing out the pit falls.
 
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kirk.g

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k ledgebear ...I wouldnt be on here asking if I had the $ to pay someone and even if I did ,I would still be wanting to do it myself.Comfortable was not what I was thinking maybe challenging is more like it.However thanks for the link......Kirk
 
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kirk.g

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thanks Dipper, you being in Rochester the climate is about the same as here in Toronto you,re only about 60-70 miles across the lake.So what ever you did would work here for a foundation as well.I havent checked on the local codes yet but will do that today.A neighbor (sp?) here had the same type of design only it was a single He lifted his dug out a few feet and then but down patio stones.That was a few yrs. ago and it hasnt moved since....what did you do on yours?.......Kirk
 

bczygan

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Your structure is already leaning, so when you detach it from the existing foundation it will remove a plane of support and bracing.
Because of this I would straighten and add bracing in all 3 axis. Pay special attention to the door opening and the plane of the floor (Which will be removed when you detach the walls from the foundation).
It would be easier to do without the weight of new shingles, which is why I recommend doing this after stripping the roof, but before installing a new one. But you have a new roof already installed.
So, straighten, plumb and square, and x brace each wall, the ceiling, the floor and the door opening. Fasten the temporary x bracing on the inside face of studs and the underside of ceiling joists. This is a good time to straighten bowed walls and add additional ceiling joists where needed. Many of these old garages just have a few.
Once the structure is square and properly braced it will lift as one unit without failure.
There are lots of ways to lift, and depending on the available equipment and how much access you want for foundation and slab install, that will determine the method and amount of cribbing you need.
I've seen a method where a 2x4 was scabbed on the edge of every other 2x4 stud and bottle jacks placed under this 2x and each raised in turn by just a little bit to inch the structure up. Commercial movers typically place long beams under the structure to minimize the number of lifting points. In any case you need to support the walls continuously. I would lag bolt a wood beam along each wall on the inside face of the wall studs near the bottom of the wall and use this for the 4 lifting beams. I could then cut the sill plate loose and raise the structure with less jacks.
Think about how high you need to raise the structure for adequate access for the foundation dig and install. Place cribbing out of the way of this work or you will have to pour and then recrib and pour again as a second step. Commercial guys typically extend the beams through the wall to allow for cribbing to be outside the footprint of the building.
Get all this?

We really need photos to make a better assessment.

PS: I've seen a nice old Victorian farmhouse tip over because it wasn't properly braced and supported during a foundation install. It had to be demolished.
 
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kirk.g

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to 70 redbee . I guess I will be living here as long as I can pay the mortgage.What I would like to do with the garage is eventually get a heated floor and insulate the walls.In the short term I would like to get it level and then put the newer roll up door on it before it gets too cold out.Structually its not bad except for the sill plates at the front where the studs have broken through them.It would be nice to use it this winter for car repair and restoration.I dont have unlimited financial resources and have other stuff thats needs doing around here before winter....thanks Kirk
 

Zeke

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It depends on how he lifts the shell. The higher up the lift point, the less need for temporary bracing and easier to pull the thing square onto the new foundation.

No need for big time cribbing if he is able to lift the thing from the outside, which I would try my damnedest to do since he needs a new floor and it can all be placed at once. The alternative is to lift from the inside, do the foundation and set it down. Place the slab afterwards.

Either way, it's only a garage and temporary bracing will hold it up. Having typical house moving beams running across the work area would only interfere AFIC.

Here's a thought: get some plywood and screw it off all round the outside since it's wood. Create pockets to lift with and place the jacks under. The plywood will transfer the load all over it's surface. Lift and secure. Use the plywood after the shell is back in place and squared up for shear panel.

This fellow is planning one doing this as a homeowner. In my best days as a builder, this would have taken me 2-3 days just to get it off the old foundation with minimum help. A day+ to form with said help and a day to place concrete. Another day to let it down and who knows about pulling it into shape and bracing?

This is a big job for small timers. I could justify building a new garage.
 

Pointbock

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I'd pm reiferman (suprised he hasn't chimed in) and I think Bull did this to one of his buildings.

The advice you've gotten is on track, but those two old threads have some good pics of the process.
 
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kirk.g

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Since ive already rented shoring columns I was thinking of knocking out the top 1or 2 lengths of siding and then putting the colomns under the top plate on both the inside and outside.Sort of an inverted V.The front half of the side walls and front door wall are sunk below grade so plumbing and straightening are out of the picture until it is lifted above grade...thanks Kirk ...pls let me know if Im wrong here?
 

Zeke

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Just under the top plate and you may get some sag. Do what bczygan says and lag a flat board along the wall. If you're gonna lift at the plate, mount it high. Use a board that you can use later.
 

70redbee

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The reason for all the questions is to find out how you want to approach this. I would brace it well with x bracing on all walls and cut pockets in several locations and use a built beam across the entire width. You need to jack up the whole building free from the foundation but have it structurally sound as to not fall while up. You may be able to dig and pour footings on the 4 corners and in the middle to lower the building on for support until you can dig out and pour the rest. You need to have it stable at some point so you can safely work on the rest.

Best way would be to remove the roof as a unit, but without a crane or forklift, you can'y do that. You have gotten some very good advise here from zeke and bczygan.
Just remember to brace,brace and brace. The bracing and lift points need to be out of the way enough to allow for you to work. Almost forgot, but you need to cut back the floor on the inside to give you room to straighten and dig your footings.
 

bczygan

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Kirk.G,
I am starting to see what your aims are. You don't want to spend the money or time before winter hits to do a complete new foundation and slab. But you would like to make sure the structure is straight and stable and in place for future work and maybe some inside finishing to make it usable. If that is a good description of your aims, here is what I would do.
First you have to decide if you are going to go the legal route and get the local building department involved. You have to figure if neighbors will notice and notify them of what you are doing. You need to find out what the costs would be if you go that way. Also what the cost would be if you get caught doing it on the sly. If you mess with structure, especially if it is nonconforming in some way, you may lose any grandfathering and have to demolish it. In other words, get all the information you need to move forward with your eyes open.
If you just want to raise and straighten and get it ready for future foundation and slab work, you can probably do that from inside without much for neighbors to see.
As Milt mentioned, bolt a 2x beam on the inside of each wall up high and put your jacking columns under each one. Size the depth beam depending on how often it is supported and how often it is fastened.
Use your come-along to square up and brace the structure in all axis.
You might use the columns to take some of the load off to help with this but be careful as this might allow the structure to fold. You are working inside so be careful.
Once the structure is stable you can slowly jack it up. But since you are working from the top of the structure your jacking columns are not braced. You need some way to keep those columns from acting like a parallelogram and falling one way or another. Either x brace them to each other, or fasten them to the walls at the middle and bottom so they are temporarily part of the wall structure.
Next I would raise the structure so it is level and high enough to get a row of block and a 2x6 on the flat under it at the lowest point. Then I would raise it just enough more to get working room for the next steps.
Next I would spread some gravel under the low points so the gap was even all the way around.
Then I would dry lay or place a row of conc. block all the way around under the walls and place a 2x6 wolm. plate on top of it.
Now you can repair any damage to the foot of your existing wall.
Next, lower your structure down on this temporary base.
You are now good to go for a while until you are ready to do the bigger job of foundation and floor removal and replacement.
Leave the beams at the tops of walls and any of the x bracing that you can as you will need to lift again for access when you dig, demolish and pour your conc. footing and slab.
When you do the final work I recommend you use these conc. block for a course but install them permanently. They raise the wood structure off of grade and help prevent it rotting in the future.
When you do the final work, don't forget to get steel from the slab up through the block and use anchor bolts to tie the wood structure to the block and concrete.
Also use sill seal and caulk between the block and 2x6 sill and house wrap on your outside walls if you re-side.
This method will involve minimal costs, materials you will reuse anyway and get you closed in quicker for this winter.
Note that you may have to re-frame your door header since you are lifting the structure.
If you want even less work initially then omit the block course for now. Lift enough to level the ground and repair the bottom of the wall.

Either way you can go ahead and insulate the structure once it is square and braced.
Is this more in line with what you want to do? Any questions?
 
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kirk.g

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Thanks for all the help and detailed instruction.I have already lifted the one side using a couple of 2 ton floor jacks its a bit wobbley but since its only one side I think it will be ok.I have the shoring colums under it now.The sill plate at the bottom is rotted about 10ft. of it.I am going to replace the rotted part with 2x4 press treated, the trouble is that the more I get into this the more rot I find.Ive knocked out the bottom two panels of siding because of the rot already.I was going to put blocks under it,the soil is very sandy here so it doesnt make for a great base but if I use enough of them it should stay level....If I pull the wall in how do I stop it from bowing out when Im finished?.....Also I cant nail the new sill plate to the old studs because I cant or dont want to raise it that high,any advise on this one?....so thanks again,,,Kirk
 

bczygan

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Nail the stud into the plate at an angle. It's called toe nailing. One on each side. Support the plate from below and brace the stud from the other side from where you are toe nailing.
 
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kirk.g

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thanks , ive been using screws but i think nails would be better the screws tend to split the 2x4 stud.they are old and dry,brittle and dry rotted on the exterior side.
 

mrpowderkeg

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I'm not going to tell you how to brace your building but you could easily lift it with high lift jacks. I'm serious we did just that with a large pole building. Then if it's braced properly, you could find a trailer house frame trailer and move your garage out of the way to repair the foundation.

37776_424339192887_527327887_4714748_6864881_n.jpg


37776_424339197887_527327887_4714749_4070902_n.jpg
 

fergus

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Before you get overwhelmed, read my story. http://garagejournal.com/forum/showthread.php?t=74942&highlight=derelict+garage

I knew nothing when I started. Oh, and get the book Rieferman was talking about...its a great manual for this sort of thing...especially when you don't know what you're doing when you start.

And since he hasn't stopped by yet, here's Rieferman's barn story, which is what actually got me thinking I could do it myself: http://garagejournal.com/forum/showthread.php?t=36316&highlight=barn+saving
 
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theoldwizard1

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I'm not going to tell you how to brace your building but you could easily lift it with high lift jacks.
I'm impressed !

You do have a very solid looking bottom plate. If it had to stay "up in the air" for more than a few hours I would be very concerned about wind load unless there were a fair number of external cables.

Did you put some kind of temporary bottom plate across the main entrance ?

Why the high lift anyway ?
 

bczygan

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thanks , ive been using screws but i think nails would be better the screws tend to split the 2x4 stud.they are old and dry,brittle and dry rotted on the exterior side.

Check each stud by driving a screwdriver blade or awl into the wood at various locations. Any portion of the stud where dry rot is found can not be counted on to support structure or siding and must be replaced with an alternate piece of material. I would sister on another 2x4 and cut off the bottom part that is dry rotted and put a new piece in under the existing 2x. That way it is still supported and has new nailing for the existing siding.
 

clkimmel

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Before you get overwhelmed, read my story. http://garagejournal.com/forum/showthread.php?t=74942&highlight=derelict+garage

I knew nothing when I started. Oh, and get the book Rieferman was talking about...its a great manual for this sort of thing...especially when you don't know what you're doing when you start.

And since he hasn't stopped by yet, here's Rieferman's barn story, which is what actually got me thinking I could do it myself: http://garagejournal.com/forum/showthread.php?t=36316&highlight=barn+saving

Your story came to mind when I read this post Fergus, I was trying to remember what it was named so I could link it.
To the OP, read this thread, it will help you.
 

fergus

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Oh yeah...any half rotten studs, "sister" them with a new stud right next to it...if its still good at least halfway up. Just cut off the bad part at the bottom.

Oops...that's what Bill said above!
 
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