They Cut off the foundation J-Bolts?

[jives]

There appear to be only 6 PT poles -- one at each corner and the one in the middle of each end wall. None in the middle of two other walls. It looks as if the poles are only there to support a girder over the garage door opening. This is NOT a polebarn.

If 6 truckloads (pickup or tri-axle dump?) of dirt were brought in, what are those pole sitting in? Fill dirt or undisturbed soil? Are the poles in concrete with uplift anchors?

Is the slab thickened at the perimeter to actually support the roof load that that 2x4 framing is there for, and support the few remaining anchors against uplift?

As everyone has said, stop now before it gets really expensive. . .

 

[Falcon67]

I didn't know anyone still built on 24" centers...

That's all I use, but wind loads here are 50 MPH or 200 MPH so who cares, the tornado will take the slab with it.

I'm with the others - PT base plate, J hooks at least every 10', no more than 6' from corners, plus local code for wind loads, 24" OC means 24" OC, not 23 7/8 or 25 1/8.

 

[Bill Bowman]

It would seem to me that it would not take many 2x4's to build on 16" center, vs the 24". It's a very minor expense in the scheme of things.

 

[DougWil]

There are advantages to 2x6s @24" vs 2x4s@16".
More wall cavity insulation, less thermal conductivity though studs in a whole wall assembly.
Shear walls simply may need blocking, thicker sheathing and more nails.
You can also sheath both sides if needed.

If the trusses are at 24" OC the studs align and straps can be run from the truss right over both top plates and on to the studs.
That is the best way to keep the roof from achieving liftoff in a high wind zone.

Course you also have to have J bolts and wall end anchorage.

That being said, looking at the pics, there seems to be a large visible difference in stud spacing.
It also looks like they assembled the wall in 10' or so sections instead of the whole wall.
Because of the double studs and where the sole plate is flush with a stud on both sides.

The owner needs to fire these guys and get someone that can unravel what they have done and how to best go about fixing it.

I doubt that slab edge is thickened or reinforced adequately for the wind load.

 

[JCQuick]

I think the Op has looked at the responses and said Oh chit its worse than i thought and either A: in jail for murder or B: drowning his sorrows which is what i would do.

 

[1991Syclone]

I wonder just what part of Florida he's in. If they're cutting off the J-Bolts, there's something even more fishy going on there. What's with the 2x4 plate at the door opening? Shouldn't that not be there?

 

[DougWil]

What's with the 2x4 plate at the door opening? Shouldn't that not be there?

It keeps the wall together while nailing, tilting it up and lifting the sole plate over........... the sawed off J bolts.

Just cut it out after.

 

[Larryjones]

For everybody wanting op to withhold payment, chances are he has already made payment for the majority.
And that man door not centered over the stoop, that would drive me nuts.

 

[Falcon67]

I wonder just what part of Florida he's in. If they're cutting off the J-Bolts, there's something even more fishy going on there. What's with the 2x4 plate at the door opening? Shouldn't that not be there?

If it's done the way I do it, the door opening allows for the door and two jack studs. You just leave the plate in until the walls are all up and/or ready for a door, then cut it out flush with the king studs, nail up the jacks and hang the door.

 

[Strouty]

I think we scared off the OP, he has logged on, but not commented.

 

[hh76]

I think we scared off the OP, he has logged on, but not commented.

Or he talked to the contractor, and things aren't nearly as bad as people here want him to believe.

 

[Strouty]

The sky is always falling!

 

[hh76]

The sky is always falling!

For someone who climbs extremely tall towers, that must be terrifying.

 

[Strouty]

 

[rburke65]

I love when he said that the studs were on 24" centers.....more or less!!! Love it.

 

[hh76]

I love when he said that the studs were on 24" centers.....more or less!!! Love it.

Was he measuring them 4' off the floor? Most studs have a little bend to them, and get straightend out when sheathing is fastened

 

[pepi]

I'm having an enclosed pole barn built. The walls are 2x6 studs placed 24 OC. Some are 24, some more, some less. I find this to be very sloppy, but I'll reserve judgement until I hear from a few of the pros.

The wall was up when I came home and discovered that they cut off 6-8 J-Bolts that were placed in the concrete. The opposing wall is much better and they have all the J-Bolts thru the bottom plate. Few of the nuts are close to the studs, but I think they can make it work. I can see no reason for it other than the measurements are off.

The Foreman is off shift and will meet with me to discuss the issue tomorrow. I'm
In Florida and this is supposed to be rated at 150 MPH. Can't see how this wall will meet that criteria with a 1/3 of the bolts missing.

Any suggestions before I speak with the Foreman

.

Yeah I got one, you say FL............. do you speak spanish?

 

[El Barto]

I am a semi-new home owner and this is what I am afraid running into when I want something built or remodeled.

I'm sure that I would be "that homeowner" always checking over the builder's shoulder when they are working. Thanks to you guys, I have added to my knowledge base.

 

[DougWil]

Was he measuring them 4' off the floor? Most studs have a little bend to them, and get straightend out when sheathing is fastened

^ Look at the pic, the stud space to the left of the door opening is way bigger than the next 2, the next 2 after that are once again back to bigger.

No way pulling a bow out of a stud is going to straighten out that mess.

 

[kelpaso1]

That looks like a clusterf$#$% from the beginning and will turn into 10 clusterf#$^s if he let's them continue. Hell they can't even get the basic framing right what is the rest of the job going to look like??

 

[D. Patina]

Folks, appreciate all the comments. Had a meeting with the owner and the entire wall is coming down and being rebuilt. The sill plate is pressure treated and they used the right materials. The lines on the sill plate show that it was measured right, but studs were placed on wrong sides of the line. This along with some sloppy cuts were enough for him to have them start over. They will replace the missing j bolts with an epoxy anchor stud. I explained to the owner that I will withhold payment until the wall is replaced.

 

[CTyankee]

Folks, appreciate all the comments. Had a meeting with the owner and the entire wall is coming down and being rebuilt. The sill plate is pressure treated and they used the right materials. The lines on the sill plate show that it was measured right, but studs were placed on wrong sides of the line. This along with some sloppy cuts were enough for him to have them start over. They will replace the missing j bolts with an epoxy anchor stud. I explained to the owner that I will withhold payment until the wall is replaced.

Hope you end up getting a quality job when they are done.

Some of the studs being placed on the wrong side of the line would raise a very big red flag for me. Any one who has completed framing 101 would know how to avoid this from happening, any it would be very apparent to any other worker taking a quick glance at the sill. Someone or someones on your job do not have a clue what they are doing.

I'd be looking for another builder....JMO

 

[DougWil]

Hope you end up getting a quality job when they are done.

A highly doubtful outcome, given what we have seen.

Many relevant and critical questions were asked about plans, permits, the unusual post/stick frame design, if the building was designed for that 150 mph windload, termite protection, etc......

None were answered and the OP just stumbles on.

 

[Lassen Forge]

Once Nimblemind and Co. cut your J bolts they compromised your build. Anyone should have seen, when it wasn't lining up, something was wrong... and instead of figuring out what, and fixing it, they did a quick and dirty.

Now they want to put epoxy anchors in virgin concrete?

When we did the sale remod on our house in Oakland, we had a contractor that we'd catch pulling **** like this, EVERY TIME he'd sweet talk his way out of it to my other half - and continue with his unmitigated disaster.

The real fun part - was getting the bill (and a nice letter threat if we didn't pay him) for repairing all his forkups after all was said and done. To the tune of almost an additional $30K.

We ended up siccing an attorney on him before he would stop his harassemtn and threatening, AND had to pay someone to come in and correct his forkups. Nothing like paying 60 grand for a 30 grand remod.

Man... you want a disaster, it's your building, but I would cut these people loose tomorrow, don't take the "Oh gee, gosh golly, they (chuckle) did a boo-boo, but we'll fix it" ****. If they can't frame this thing, what makes you think they can do any better as this build progresses??

By the way - this is why I don't let anyone do work unsupervised. I don't care if they allegedly have done "hundreds of these things", unless I have seen them do it right more than once, I am their biggest wart watching over their nose.

 

[CNGsaves]

^ ^ ^ Great advice.

OP . . . now you been warned by many men . . . and now WOMAN . . .
.. . . . that your cluster fawk greenhorns need shutdown.

Make phone calls to COMPETENT company to take over the build.

I sure as hell would not be paying ANYone $25K when they don't have a fawkin' clue how to layout wall or NOT cutoff J bolts !!

Shut those fumbling idiots down.

 

[chops101]

In Florida and this is supposed to be rated at 150 MPH. Can't see how this wall will meet that criteria with a 1/3 of the bolts missing.
.

I take it you're not in South Florida.

Dade County building codes don't allow this type of construction.
Palm Beach, Broward, Dade and Monroe counties- you build CBS with filled corner (and around every opening) rebar cells, horizontal ladder wire every second course, bond beams make up the top course and hurricane tie straps. This is typical Cat 5 construction, 'round here.

 

[1991Syclone]

I take it you're not in South Florida.

Dade County building codes don't allow this type of construction.
Palm Beach, Broward, Dade and Monroe counties- you build CBS with filled corner (and around every opening) rebar cells, horizontal ladder wire every second course, bond beams make up the top course and hurricane tie straps. This is typical Cat 5 construction, 'round here.

If this was permitted (my guess is that it isn't), there should have been engineered plans to follow. Based on the construction so far, someone might be winging it.

To the OP, you need to start looking real hard at what's going on with this building. Should it fail with someone inside of it there's going to be a lot of questions as to the legality of this build. If I was your neighbor, I'd be plenty worried that thing was going to end up on my roof the next time the wind picked up.

 

[SH7mi]

I bet this 'contractor' is rated A-1 on Angies List.

 

[KaiserJeep]

D.Patina, keep your head up, and keep watching how things progress on your project. If you don't understand what's being done, or see something that looks out of place, reach out to others that can help. There's never a shortage of "advice" or "construction criticism".

What hasn't been suggested yet that I've seen, is to maybe contact a home/building inspector to oversee this project. Sort of be the "eyes" to make sure the building is completed properly and up to code. I don't know if this is even possible/logical/practical, or how much you would have to pay an inspector to do this. But I'm thinking a few hundred bucks would be worth it, to have a knowledgeable person keep tabs on this project.

 

[APEowner]

I'd still like to see the plans for that building. Are there any?

 

[memphisnate]

When having an owner/Foreman looking at potential mistakes, ask them if they see any issues with the build. If they can't point out the obvious ones, that speaks volumes of how good they likely are. You telling them doesn't provide you any insight into their competency and allows them to fix only what you see and probably not to your standard.

Sent from my XT1060 using Tapatalk

 

[DougWil]

What hasn't been suggested yet that I've seen, is to maybe contact a home/building inspector to oversee this project. Sort of be the "eyes" to make sure the building is completed properly and up to code. I don't know if this is even possible/logical/practical, or how much you would have to pay an inspector to do this. But I'm thinking a few hundred bucks would be worth it, to have a knowledgeable person keep tabs on this project.

That would be a viable option if there were an approved set of plans, which doesn't seem to be the case.

The high wind loads require lots of unusual details like close J bolt spacing, straps from truss to stud, stud to plate, shear wall ends to footing and a footing designed to carry those strap loads without failing.

A home inspector simply wouldn't know any of that w/o plans.

From an earlier post, I am assuming that one end wall is virtually open, and the other has a large door opening. That doesn't leave much to resist wind forces in that direction.
A couple of 6x6 posts that one day will be rotted/eaten off won't do it.

 

[jchetty]

I agree with others. But if you insist on letting them fix this- get in writing what mistakes were made & what they will do to fix them.

But they won't and I would not allow them to swing a hammer until that letter is signed. You will need it when you take them to court- that is where this is heading.

Most likely the contractor got some guy who knows how to frame to do this job because it is quick and easy. How many hours is the guy that you paid actually on the site?

He probably had no clue that you know what you know and this job is quickly becoming a huge headache. Be prepared for more setbacks.

 

[Lassen Forge]

Some places require engineered plans, some don't, but living in Florida (or anywhere in the tornado basin) I sure wouldn't want to face something like this... (Sorry, had to steal it from another post)

The Airborne Russian Garage, or The Wizard of Oz meets Bashkiria...

... Should it fail with someone inside of it there's going to be a lot of questions as to the legality of this build. If I was your neighbor, I'd be plenty worried that thing was going to end up on my roof the next time the wind picked up.

And if it's not... and the building does hurt or kill someone... I'm not sure you want to know what your Homeowners insurance company is going to tell you... let alone a hardnosed DA who would look at this as an "example to set" to anyone else...

At this point... and I know you don't want to hear this - you need to figure out how to replace the sawzall'd J bolts. Of all the things this band of ***** did, this was potentially the worst.

I think... at this point... if I were you... and I know you don't want to hear this... I'd be looking at having Slopshodenheim Construction remove the (now ruined) slab install and pay to have it re-poured, with the J bolts properly installed and not cut off. On their dime. ANdI'd be watching them like a hawk through the ENTIRE process.

And when they whine how they lost money on this job... it was THEIR WORKERS that lost them money. Sure, it was 30 seconds of doing something wrong... but that's also how you drive over the edge of the grand canyon... and this building could sail like that car should the wind be against you.

 

[readhead]

Concrete doesn't need to be replaced. We install structural steel and misplaced anchor bolts are commonplace. An engineer can specify the anchor rods, depth of embedment and type of epoxy. The fix is not a big deal.

The why it happened is the issue.

 

[cleason]

lot of hacks in the trades.my lanar house has 10 plus electrical defects, bought house 2nd owner.no inspection in county.ny every thing was inspected. any friends in the trades? get them to keep an eye on these hacks. good luck. 30 years union electrician.i can also do framing.

 

[DougWil]

Concrete doesn't need to be replaced. We install structural steel and misplaced anchor bolts are commonplace. An engineer can specify the anchor rods, depth of embedment and type of epoxy. The fix is not a big deal.

True, but an engineer isn't going to just design a fix for the butchered off bolts, because doing so would open himself up to liability.

Instead he would want to calc all the gravity and lateral forces and design the building and connections to code, including how many J bolts are required, spacing etc..

But far more importantly he would want to design the shear walls, and their overturning anchorage, which I don't believe any provision was made for.
You simply can't have a short shear wall on an end wall, none on the opposing end wall and not have that lone shear wall designed to high capacity with wall to slab connections at the wall ends.
Likewise the footing has be be designed for those loads.

Since the OP has never responded to questions about plans and permits, we can probably assume there aren't any, let alone designed by an engineer.

Good layman's article on wood shear walls.
http://www.finehomebuilding.com/pdf/021222018.pdf

 

[readhead]

Not disputing any of that. Just saying that the bolts are an easy fix. Clearly there are a lot more problems to deal with.

 

[Jackfre]

I would limit the conversation to a discussion of a tape measure. First of all, it is like basic training. This is your rifle... Show him that when the tape gets pulled out it has marks on it. Count 1, 2, 3, 4...up to 16 and point out the color difference on 16 and explain the purpose of the number 16. I would limit the conversation to the 16" mark. If you go to 32, 48, 64 you will loose him for sure. Do this as a public service and then hire a contractor.

 

[Dhagan887]

The tape measure is a non issue. Anchor bolts just minor.

I'm still making assumptions which I hate to do (and why I never hit post on the original I had written up), but OP really doesn't want to talk about the real issues with the build, which tells me my ASSumptions were probably right. And the issues have less to do with the contractor than whoever hired him.

Skirt rules trying to save a buck, even though the 25k would get a solid structure, and what do you get?

I still could be completely wrong. This could have a sufficient monolithic footing, but the posts just scream it doesn't, not to mention they are apparently on the wrong wall lol. Zero evidence of anything other than unpacked fill dirt. But then again, surely somebody wouldn't try this with other houses 100ft away. I'm honestly confused as hell