AboutRichard Taylor, AIA Expertise Ask me about all aspects of house, remodeling. , and room addition design and construction. Ask me about historic homes, renovation, and restoration. Ask me about materials and techniques, and about how you can get the best value for your design and construction dollar. Ask me how you can make your home a very special place. I can't, however, answer specific structural engineering questions in this forum - that's something you'll need on-site observation for.
Experience I own a five-person residential architectural firm, and have been designing custom homes, remodelings, and room additions across the country since 1983. Check us out at Richard Taylor Architects and RTA Plans. I have written and been published extensively on the subject of residential architecture. .
Organizations American Institute of Architects, City of Dublin Architectural Review Board, Past Editor of SPLASH (a CAD program), Past Editor of Open Directory Project, Boy Scouts of America
Education/Credentials Bachelor of Environmental Design (Architecture) Miami University 1983
For more about home design, check out my blog at Richard Taylor Architects Looking for great Luxury Home House Plans? Try ours at RTA Plans.
Question QUESTION: Hi--we recently moved into a stucco home built in 1974 in central Ohio that has a first-story cantilever along the entire rear of the house. We were told that the foundation (poured concrete basement, partially regular basement, partially crawlspace) was probably started before the house plan was selected and thus the cantilever structure was used to allow for additional sq. footage. The cantilever itself extends about 2 feet out along the entire rear of the 2600 sq. foot house (the rear is approx. 55 feet long) and the cantilever is about a foot from the ground surface. Currently, there is a small concrete patio (approx. 12x12) along the back of the house with one concrete step down from the back door; the step is the only concrete touching the house and appears to be secured with a metal rod that extends back into the foundation. However, about a foot out from where the step meets the patio, a huge crack has formed breaking the step area from the patio; also, the back half of the patio slopes toward the foundation and directs water toward the foundation under the cantilever. In fact, we are certain that water has been entering the crawlspace at this spot. One idea we've had, proposed by a concrete contractor, is to replace the existing patio with one that would not only properly slope away from the house, but that would also be poured to meet the base of cantilever, exceeding it by about an inch. Is this an architecturally sound idea? My biggest worry is that the concrete might ultimately damage the stucco, especially through settling since the contractor said the cantilever makes it too difficult for him to add any additional rods to brace the concrete. Perhaps we'd be better to extend the patio back under the patio as far as the contractor is able but without butting the patio into the bottom edge of the cantilever? Any insight you can provide will be greatly appreciated!
ANSWER: Emma - thanks for your question!
I appreciate your detailed description...but wish I could see it - I'd be able to provide better help!
I would NOT go with your contractor's suggestion; you already have a problem with the cantilever being far too close to grade; when you pour the concrete up close to it, it will enclose that space even more, creating a moisture trap and an ideal environment for "critters".
You'd also be forever attaching a huge hunk of concrete to your foundation walls through the steel rods. Bad idea - if the concrete settles or moves, so will your foundation! You're lucky the crack occurred where it did - the slab is obviously settling and had it not cracked you might have had foundation damage - don't make a bad situation worse!
Best suggestion I have it to completely remove the poured concrete slab and step; excavate under the cantilever to create a larger airspace (and protect your house). Regrade the back as needed to insure proper drainage; install drain tile and gravel if you can.
Then install a new patio or deck that doesn't block the space under the cantilever, and add steps as necessary down to the patio.
FYI: The "foundation before the house plan" scenario is highly unlikely - the cantilever you have is a cost-saving measure and is very common in houses like yours. Who gave you that bad info?
Hope this helps,
Richard Taylor, AIA
www.rtastudio.com
www.rtaplans.com
---------- FOLLOW-UP ----------
QUESTION: Thanks so much for your advice. I wish we had photos to share too, but we don't have a digital camera right now... A few follow-up questions: What is the ideal amount of space to maintain between the grade and the bottom of the cantilever? As to the drain tile, are you referring to a french drain? And regarding the steps, do you recommend keeping the current rodded structure, simply eliminating the rods, or eliminating the concrete steps altogether in favor of wood or the like? Thanks again!
Oh, and the info about the foundation before the house was from our home inspector, who was a disappointment in multiple areas, so I'm not surprised to learn that he was wrong about this too.
Answer Emma - there's no ideal amount of space, just get as much as you can. My "rule of thumb" is that you have to be able to get a lawn mower under it!
By drain tile I mean the plastic tiles...more to the point, just be sure that you have proper drainage away from the foundation; the specifics of the type depend on your situation.
The rest I can't answer w/o seeing it, but I can recommend people in your area that really know their stuff and can help you out:
Bob Fry
Fry Contracting
614-486-3002
Jeff Davis
Scioto Landscaping
614-486-2525
Both of those contractors are in Central Ohio and have dealt with your situation before. Give Bob a call about the cantilever and concrete, and contact Jeff about the new patio.
