foundation issue

[His200HerScout]

I got home from work Friday and saw that the masons had finished putting in the blocks for my 32x52 garage. They had already cemented in the tie-downs when I realized that they had only laid 5 courses of block.

If my understanding and math is correct, the 8" footing plus 5 courses of 8" block is 48". The code here in Michigan is the bottom of the footing must be 42" below grade. My concern is that this leaves only 6" between the ground and the (fiber cement) siding. For comparison, my house (and every other stick-built nearby house) is 2-1/2 courses above grade, and that keeps everything nice and dry -- no rain splashes or snow pile-up to worry about. I told the general contractor at the beginning of the project that I want the framing and siding off the ground in similar fashion, and he assured me he'd put in 6 courses.

I wonder if I should halt construction and have the general contractor call his masons back out and make them put in one more course like they were supposed to, and put in new tie-downs and whatever else they have to do to make it right.

Am I making a mountain out of a mole hill? If it was your dream garage, would you make a big deal out of this? Or should I just let it go?

 

[walrus]

Am I making a mountain out of a mole hill? If it was your dream garage, would you make a big deal out of this? Or should I just let it go?

Whats in the plans and whats in the contract? Its your building so you should get what you want.

 

[mrb]

if the work they did doesnt match the plans and contract (or if its not specified but doesnt meet code, even by an inch), absolutely halt the work and make them do it right. This is one of those things you cant fix later.

 

[Junkman]

When in doubt, then ask the building department. If it is wrong, they will put a stop work order on the project until the contractor fixes it. A friend was building a garage, and the contractor said that something was "good enough". He called the building inspector that put up the stop work order until it was fixed. The contractor wasn't happy with the owner, since he had no intentions of making the corrections. After the stop work order, he had no choice but to correct the problem. Remember that you are going to have the property long after the contractor is gone and has his money. Make sure that it is right, and how you contracted for. Anything less, and you are cheating yourself.

 

[His200HerScout]

6 courses is in the plans. It was not specified in the contract.

Thank you. Sounds like I am not being unreasonable. I plan to live here forever... Definitely want it done right.

 

[Torque1st]

Are the plans mentioned in the contract?

 

[walrus]

6 courses is in the plans. It was not specified in the contract.

Thank you. Sounds like I am not being unreasonable. I plan to live here forever... Definitely want it done right.

If its in the plans it seems like it should be done the way shown. Thats what your permit is based on, right?


My house isn't high enough off the ground, not even 20 years old and I've had to fix some rot near the ground. The architect thought it looked better without much concrete showing. He's right but it isn't practical in Maine.

 

[Identaltech]

your the boss
make them do it the way you want it.
you are the customer.
and the customer is always right.
even if hes wrong.
not that your wrong.

 

[His200HerScout]

The permit is based on the plans that were turned into the building department, and those plans say 6 courses of 8x8x16 cement block in plain English.

Thanks a lot for the advice everyone.

 

[Holedgr]

PLans ARE part of the contract. 6 courses are req'd. Nuff said.

 

[JohnK007]

Am I making a mountain out of a mole hill? If it was your dream garage, would you make a big deal out of this? Or should I just let it go?

No you are not making a mountain out of a mole hill, and YES I would make a big deal out of this. If the plans are for 6 courses then that's what you get. Call the GC and have him get the masons back out. Withhold payments until problem corrected.

 

[His200HerScout]

Just spoke with the GC. I was reasonable with him. He is going to hold off on framing (which I think he was hoping to start today), and he is having the masons come back out for one more course.

I'm trying hard to not be that stereotypical nagging homeowner that questions the GC at every step. But at the same time, this is my dream that I designed and it'd better come out exactly as I want

Thanks to everyone for the support

 

[Old Moparz]

PLans ARE part of the contract. 6 courses are req'd. Nuff said.

I agree, the plans are definitely part of the contract. I work for a site contractor as an estimator, & every time we bid a project, the bid form states that the plans & specifications are part of it.

Glad your GC is after the masons to fix it.

Just wondering, but you might have also lost some ceiling hieght on this mistake.

 

[Bevis]

I would have made them come back out too. There si a recently completed home 4 houses down from me. the GC failed to have the floor of walls inspected and went on with the build. Come to find out the house is a foot and a half too low, and are having to demo the complete house and start over...

 

[KELLHAMMER]

Your not nagging if you spotted a mistake. Imagine what would happen if the whole building got built before you noticed.

BTW More than likely, your part of the world requires 8" min clear from grade to any untreated or non-decay resistant wood.

 

[kbs2244]

The argument is not between you and the GC.
It is between the GC and his masonary sub contractor.
The sub is the one that messed up.

 

[His200HerScout]

Just to follow up...

I spoke with the GC again last night. Everything's cool. The masons are coming back out.

I made sure to be polite. I've seen projects go wrong because of bad relations between the GC and the homeowner.

 

[StumpFJ40]

It would be interesting to know if you GC would have picked up on the mistake if you hadn't brought it to his attention. I wonder...

I've found that you have to be tuned into what is going on... there are some well intentioned but either impatient or incompetent GC's out there. I now there are clients with unreal expectations as well, but that's part of the biz.
Remember, no on care's more about your project than YOU!
Also, he works for you, so be polite and professional, but, your the boss.

Good luck...
Oh, yeah... this thread will soon be worthless with out pictures.

 

[Stargeezer]

Don't pay the GC another cent for a while. Hold him to the print 100%. Do be the nagging homeowner if he makes the slightest slip. Watch the operation very closely-take images everystep of the way-check your materials carefully.

You'll be glad you did. put in an effort to police the GC.

 

[hetkind]

I am my own GC on my pole barn build, all the subs report to me aside from the electrician, who is reporting to the site work contractor who is doing the electrical trenching work. In our area, getting through the electrical inspection can be a real issue, and one HAS to hire someone who is "in the system". It is far easier to do that than spend six months getting a permit and meter.

Howard

 

[His200HerScout]

I am my own GC on my pole barn build, all the subs report to me aside from the electrician, who is reporting to the site work contractor who is doing the electrical trenching work. In our area, getting through the electrical inspection can be a real issue, and one HAS to hire someone who is "in the system". It is far easier to do that than spend six months getting a permit and meter.

Howard

I kicked around the idea of being the GC and ultimately decided that I didn't want to deal with the stress of coordinating everyone. I found that my GC and his connections are more skilled and do higher quality work than the subs I found on my own, not to mention his prices were better. The foundation issue was just a hiccup (an honest mistake), and it's an easy correction.

I must be lucky because in my area, the electrical inspector is a very nice guy -- I went to his house and explained the project and he told me what size and type of wire, what size conduit, how deep to bury it, etc. And he said that I should call him (on his cell phone) if I ever have any questions about anything.

I have a ton of pics of the progress so far, and I'm going to start a build thread in the gallery soon.

 

[heffneil]

Shouldn't your electrician be "in the system" ?

Neil

 

[His200HerScout]

I guess not, because I'm the electrician, and I'm not in the system.