Post and Beam construction

Started by Sheba, December 12, 2012, 03:37:00 PM

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Sheba

Our timber frame is 15 years old and the dry wall is pulling away from the timbers.  There are gaps in the flooring around the hardwood floor.  The outside walls are Thermcore and there is gaps where the wall joins the floor where you can feel cold air from the crawl space.  We are experiencing a problem with mice that has lead to other unwanted things into our home.  Our pest control person said our house has a lot of unsual settling where it is going to be a big deal to use foam insulation or a trim to cover the gaps.  Once I mentioned they had mined near our home 4 years ago, he suggested getting someone to check it out.  I had a structual engineer check out our home today.  He found alot of twisting of the timbers.  He said my foundation is a great foundation, the pillars the timbers sit on are huge, no cracks but the timbers do not sit directly on the concrete pillars.  They sit on pieces of wood. First is this ok to sit on wood rather than the concrete? Second is twisting of timbers normal?  Third how do you fill in the gaps and Fourth what about the effects of mining on my home?

UK4X4

Sheba, welcome to the forum

some pics would help ! and I'm sure one of th experienced chaps will put in a view or three.

Post the pics on photobucket or similar web space

Click on the mona lisa above

Copy the link from the photo and paste it between the two sets of brackets


Ndrmyr

#2
More information is going to greatly improve the feedback you receive.
First,  were your timbers green?  Incredible movement can occur in large green beams.  I am aware of a massive post and bean structure and the beams literally move and twist perceptibly from summer to winter (humid to dry).
You refer to pillars, are these concrete pilings that your beams sit on?  If they are not connected to the pilings by a mechanical connection, some substantial movement could occur.
It sounds like this structure was built by someone else.  How skilled and experience were they in post and beam construction?
And, I agree, more information and pictures could generate some imput and opinions that otherwise could cost you thousands of dollars to obtain.  You have every thing to gain from as much disclosure as you can provide.
The very fact that your engineer spoke positively of the foundation would seem to point at the structure itself.  As Sherlock Holmes said, once we eliminate the impossible, what is left, however improbable, must be the truth.
"A society that rewards based on need creates needy citizens. A society that rewards based on ability creates able one."

Sheba

Thank you for your input.  The timbers were green.  The timbers are sitting on large concrete pillars.  The structural engineer pointed out that the timbers do not sit directly on the pillars.  You can see this in the attached photos.

Don_P

Try again with the photos, something didn't take.
Green timbers can move quite a bit, denser species like oak tend to move more than less dense species like pine but they all shrink considerably while reaching "equilibrium moisture content"... seasoning. If the tree has spiral grain the timber will twist while drying, the twist correlates to the degree of spiral. If the engineer was content with the structural conditions, the joints are still safely engaged, then this is a cosmetic rather than a structural problem. Sitting on blocks is not ideal but as long as the loading on the blocks does not exceed the compressive strength of the blocking then there is no danger there, again I assume the SE was shown and was satisfied. The floor is I assume attached to the foundation properly and the timbers drop through and are encased by the floor. It is common practice to attach 1x furring strips over the exterior of the frame prior to applying the SIPS panels, this allows room to slip in the drywall after the shell is watertight, but this does leave a 1/4" gap right from the start. I think its a trim job from the description but pics would help.


Sheba

#5
I have photos of the crawl space that show the concrete pillars where the timbers sit.  They were taken during a pre-blast survey.  I need to know how to select the ones necessary and send them.  The photos are actually pretty good.  Let me know how to send them.  Thanks.
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Sorry if some are duplicates.
Thanks.

MountainDon

Just because something has been done and has not failed, doesn't mean it is good design.

Sheba


Sheba

I finally figured out how to send these.  If you can not view please advise.
Thanks.


Sheba

After seeing pictures does any one have a comment?
Thanks.

PEG688


It's not the end of the world , pretty typical of 15 to 20 year old work. The wood in contact with the concrete should be pressure treated , the timber frame joints look average.

There doesn't seem to be any rot on the wood in contact with the concrete, so I wouldn't be to concerned with it.

There's a lack of connecting hardware that today you expect to see between the beams and concrete , lack of anti rotational blocks above the beam, but depending on where you live , and the age of the structure , pretty normal conditions.     
When in doubt , build it stout with something you know about .