CSES Almost Ghostbusters

Mysterious Rising Home

Mysterious Rising Home

It was a lovely, breezy, sunny day as I drove out to Redmond on another engineering mission.  The gentleman who owns this home had purchased it less than one year ago.  Within a few months, he had become worried, because one corner of his house seemed to be rising mysteriously.  The corner in question had risen about an inch, with no obvious clue as to how or why.  Finally the worry became too great, and instead of calling Ghostbusters, he called CSES first.

It did turn out that a simple, non-mystical explanation exists.  A previous owner, years ago, had planted a small decorative Cedar tree near that corner of the home.  That tree was like the cute little leopard pups that were popular a few decades ago, in that after a fairly short time, it grew and began to present some problems.  In this case, not life threatening, but serious nonetheless.  The tree had grown to more than a foot in diameter, and since it was planted close to the home’s foundation, the fast-growing root system was gradually pushing up the corner of the home.

Growing Root System

Growing Root System

The owner wanted to remove the tree in any case.  We told him that he also had to remove the roots beneath the foundation, and refill the excavation with tightly packed gravel.  CSES provided the names of two contractors who could do that work for him.  In the end, he was relieved that Ghostbusters were not necessary – they are so messy at times!

Anchor Bolts For Holdowns

New Construction

Anchor Bolts Needed for this New Construction

Some of you may think we engineers lead lives of danger and excitement, similar to race car drivers or ace pilots. Well, in reality, there are times when we have really boring tasks to attend to, in addition to the adrenalin charged excitement of our normal day to day work. As an example, consider the 3 hours I spent recently watching a young contractor clean out some 3/4” diameter holes he had drilled into a concrete foundation, and then proceed to fill those holes with epoxy grout, and finally add the threaded rods (anchor bolts) to which he would later attach standard hold down hardware. On the ho-hum scale, this task is somewhere south of watching paint dry.

Joking aside, this sort of task is necessary, though mundane. Why, you ask? Some years ago, we began using embedded anchor bolts in this way as a way to resist tension uplift forces at the ends of certain walls we designated as “shear walls.” (This was in response to new building code provisions which required explicit design of all of the forces felt by individual shear walls. Prior to that, we simply added the useful wall lengths and divided by the total earthquake or wind force on the building – simpler times!) It was only a short while before we discovered that, if the drilled holes were not properly prepared, the dust which inevitably coated the insides of the holes drastically reduced the holding power of the epoxy. This meant that the rebar and epoxy could be pulled out of the holes like a popsicle, at a much lower load than we expected. So, without the inspections, we had no assurance that the shear walls and their anchor bolts would be able to resist the loads they are designed for.

I think every profession is cursed with such tasks, which are tedious, but oh, so necessary. Even race car drivers must be sure that all the parts are working – or at least the drivers still with us….

Need Deck Roof 4A Bar-B-Q

Deck Needs Roof For A Bar-B-Q

Deck Needs Roof For A Bar-B-Q

Our beautiful Pacific Northwest can be fickle when it comes to enjoying your deck.  This June’s extra dollop of rain convinced this family that the should provide a roof over their deck, so they could enjoy their beloved family bar-b-q come rain or shine.  CSES designed the deck roof for them, including a wall on one side where the rain blows in.

It was a little tricky, because we were trying to do the deck roof without much effect on the home itself, in order to keep costs down.  Well, it all worked out, and they are enjoying their deck daily, even considering this very strange and rainy weather we are having this summer.  An added bonus:  The stuff stored under their deck is better protected as well.

Now if I only had a burger….

Complex Home Remodel For Contractor

Poorly Constructed Home Additon

Poorly Constructed Home Additon

A contractor known to CSES took on a home remodel job that has turned out to be much more complex that was anticipated.  The house is located in West Seattle, in a nice, quiet neighborhood with lots of trees.  Not much of a view, but a great place to walk your dog or bike.

Some older homes, such as this one, may appear to be simple and conventional, but when the sheetrock is removed and the underlying framing is exposed, there can be surprises galore, as in this case.

A previous “DIYer” owner had made an addition, and, well, had not done it correctly.  When our contractor friend discovered this, he called us out to the site.  He needed to bring the framing up reasonably close to code compliance, but the revised framing had to fit within about 7” depth.  This is sometimes difficult for members spanning 15 feet or so.  However, we were able to devise a solution that kept the project on track, and “almost” on budget.

Distressed Property Inspection

Seattle Distressed Property

Seattle Distressed Property

This house belongs to a group of homes, euphemistically called “distressed properties” which means they are now owned by the bank, which is trying to recover something in the eventual sale. CSES was asked (by one of our real estate professional friends) to visit the site, perform an inspection, and help provide some guidelines regarding what might be done to correct any structural problems.

It is a very large property, but the home itself has been neglected. Other than that, it turned out to be in pretty fair shape, with mostly cosmetic and minor repairs required to make it homey again. The main problem was the front porch, which is poorly built and has no real foundation. It’s sagging a bit.

The repairs are under way on this distressed property.

Cracks In Foundation

Foundation Crack Investigation

Foundation Crack Investigation

This fellow’s pregnant wife had flipped out because she noticed some cracks in the foundation of her home. CSES was retained to decide if they affected the safety of the home (and thus the baby….) But all was well, and we reassured the future parents that their home was safe. A small job, but satisfying.

Dry Rot In Roof

Insurance Claim For Manufactured Home

Insurance Claim For Manufactured Home

CSES works on both small and large jobs. We recently helped with an insurance claim for this ‘manufactured home’. The roof over an exterior deck collapsed, and CSES helped the adjuster determine a cause (dry rot) and cost to repair. Not a sexy job, but everyone involved is happy.
Dry Rot In Roof

Dry Rot In Roof

Creating Brighter Home Space

Seattle Home Needs Light

Seattle Home Needs Light

Like many an older, elegant homes in Seattle, this one is cursed with some boxy little rooms. CSES provided the design necessary to remove some of the interior walls and create a bright, open space in the kitchen/living room areas.

These older homes are often so convoluted in their framing that what you think is logical, may in fact not be true. This house is one of those. We advised the owner on which walls were easy to remove, and which required more substantial framing to allow that. In the end, a modern, beautifully flowing space was designed.

We’ll try to remember to post the result when it is finished. Outstanding.

Addition For Small Home

Small Home Needs Addition

Small Home Needs Addition

The owners of this tiny place wanted more room, but were not sure if their existing foundation would support a second story. In fact, the existing foundation was too small to accommodate that. CSES designed an addition which avoided over-stressing this older foundation, and so these folks will get their expanded house, without the $30,000 cost of replacing the existing foundation.

Our solution to the problem involved combining a partial second story (over the existing house) with a new, smaller two story addition. This scheme also created a nice garden entry with house on three sides, which the owner loved.

We try to stay creative and get folks what they want!

Removing An Interior Wall

Garage ExtensionThis gentleman wanted to remove the interior wall you see in order to have a more open, flowing space.  CSES helped him with that process.  He was so satisfied, that shortly thereafter, he hired us to design an extension to his garage, to create a workshop in which he crafted wood furniture. …more about CSES projects

Garage Extension