Browse Forums Renovation + Home Improvement 1 Jan 28, 2015 3:03 pm Hi all, I just bought a house in Brisbane that is a brick veneered type built in the mid 60's I believe. It is supported by brick stumps in places and has some steel beams in other areas. It is on a downward slopping block. The lower level has had some work done over its 55(ish) years, as is obvious from the steel beams. It has windows, and full brick outer at the bottom. It has a granny studio covering about 1/3rd of the space with tiles dating back to the 80's I reckon. The height is approximately 2.2m to the upper floor, but the bottom of the steel beams are around 2m (door height). This is OK in the granny studio area (although not perfect), but in the other 2/3rds of the area with the upstairs bathroom plumbing and the like there are just too many things coming from the ceiling to make this a livable space without digging down a little bit more. I'm thinking I'd like to excavate about 1m extra in this space. Maybe the granny studio too, but I might just settle for the other section. This would then allow (hopefully) the 2.4m ceiling height to add extra bedrooms, etc and go from a 3 bed house to a 4-5 bed. I'm concerned about the brick veneer though when doing this - I'd like to continue the veneer down with the excavation, but I'm not sure how it could be done. You place bricks on top of each other not below!! Has anyone had any experiences with this kind of thing? I'll post some pictures when I can. Thanks in advance, Matt Re: "Minor" excavation under home 2Jan 28, 2015 3:59 pm You need to get a structural engineer involved to run you through the various problems you are facing and how best to achieve your goal. Have you dug down to find the footings yet ? Stewie Re: "Minor" excavation under home 3Jan 29, 2015 7:20 am Hi Stewie, No I have not. I have not started yet and won't for several months or even a year or so until finances are a bit healthier. I'm just doing my research. The whole area is concreted. Bricks have been used in abundance to (I assume) block off soil piles and make into storage. I don't think they're retaining walls, although they may be. I had a builder in to just take a look and give me a round figure for what could be done and he believes that they just bricked up everything to make it neater so it could be used as storage. From memory, there's only one section of brick stumps and the rest is steel beams (3 or so going the width of the house every few meters) It has a garage door but the door is at the back of the house and not really enough room round the side to fit a car. Quite strange. Room for a bob cat or mini excavator though! It's quite a big job but it's not like we have to start from scratch. Pictures to come when I remember! Re: "Minor" excavation under home 4Jan 29, 2015 8:15 am Hi MattB81 You will need a contour and structural survey. There are no restrictions for depth nor boundary setbacks in going down Basements can be amazing spaces and they can also be ventilation and have roof skylights,etc,etc There is a lot to consider starting with Budget, materials, method of construction..preplaning is the key.HTH Designer,Engineer (Civil,Const & Envir),Builder,Concrete & Masonry Contract.Struct Repairs Re: "Minor" excavation under home 5Jan 29, 2015 8:40 am StructuralBIMGuy Hi MattB81 You will need a contour and structural survey. There are no restrictions for depth nor boundary setbacks in going down Basements can be amazing spaces and they can also be ventilation and have roof skylights,etc,etc There is a lot to consider starting with Budget, materials, method of construction..preplaning is the key.HTH Thanks - I guess the first step is getting a structural engineer in. Re: "Minor" excavation under home 6Jan 29, 2015 8:45 am Make very sure . . . you don't want to make these sort of mistakes http://www.dslreports.com/forum/r272801 ... gone-wrong The Harder You Try - the Luckier You Get ! Web site http://www.anewhouse.com.au Informative, Amusing, and Opinionated Blog - Over 600 posts on all aspects of building a new house. Re: "Minor" excavation under home 7Jan 29, 2015 8:49 am bashworth Make very sure . . . you don't want to make these sort of mistakes http://www.dslreports.com/forum/r272801 ... gone-wrong Haha I don't think that will happen. Like I said, it's mostly done anyway, just a little scrape lower!! Re: "Minor" excavation under home 8Jan 30, 2015 1:26 pm Here are some pictures, apologies for the mess - it's being used to store my in-laws stuff. So there's 2 lots of stump supports and 2/3 lots of steel beams. I'm 6ft 4" (193cm) and I don't have to duck anywhere where you can walk, but it's close in places. Existing brick supports: Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Existing support: Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ 2 lots of steel beams (and the garage door out the back garden with no access for a car!!): Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ The bathroom upstairs plumbing taking up valuable ceiling space. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Re: "Minor" excavation under home 11Jan 30, 2015 9:46 pm Unfortunately, there is no easy way from what I can see. Questions 1. Have you checked out the external perimeter footings and column pad footings ie dimensions 2. How easy is it to dig up the floor is it paving or concrete 3. You will need to start with existing as built drawings and a site plan with contours and then determine budgets and a detailed works plan. Creating basements from beneath floor spaces involves excavating in 1m lengths segments beneath the existings footings in controlled sections, pouring new foundations and then bricking up to the old existing footings..backfilling and packing behind the wall as you go. I would have to dig around for my old books..I am sure I have some useful info..leave a PM Designer,Engineer (Civil,Const & Envir),Builder,Concrete & Masonry Contract.Struct Repairs Hmmm, I have checked your past posts and it seems that you are in NSW, not WA as I had thought. It pays to show your State in your avatar. Retaining wall regulations… 5 5389 No one can give you a meaningful answer without looking at your building contract, what happened on site and who designed your house You should get experienced building… 1 9816 Hi there, We’ve recently had plans approved to add a 1st storey addition to our existing house for a growing family in Sydney. With the current cost of building… 0 984 |