Expert: Dan Griffin - 11/3/2008

Question
Dan,

I have a situation where I noticed that the porch columns holding the roof over my front porch were not fastened by the builder.  The house was built Dec 2004.  My inspector did not notice this at the time.  I now see some shifting and 2 of the columns are at an angle.  My questions are as follows:

1.  In your estimation, is this a dangerous situation?  or are the columns mainly for show?

2.  Is it unusual to not have them fastened or bolted down?

3.  How does someone fix them- is it a big undertaking by a professional, or will he/she just use a crow bar and straighten them?

4.  Do I have a structural claim from the developer?


Regards,
Robert--


Answer
Robert,you have an inte4eresting situation.

1.  I don't think it is dangerous, but I can't see how much out of plumb they are. It does really surprise me that they have moved assuming there is a substantial load on them.  I would be mildly concerned that they have rotted on the bottom and no longer have full bearing, or that the porch has settled.  You don't tell how big your porch is, but even at 8 or 10 feet it is amazing how the roof structure stays together even when the columns are removed.  I am NOT suggesting removing them for any length of time.  I am referencing 2 different remodels that involved remomving the porch on purpose - we knocked out the columns thinking it would drop, but all we did was make it more dangerous to try to get it down.  A friend here has a back patio/porch - all 4 columns have rotted at the bottom to the point that you can move them with your hand, yet it stands.

2.  I would consider it normal to have them fastened in some way at both the top and the bottom.  A wood post in direct contact with the concrete is not the best way to deal with the issue.  Columns should rest on a rot resistant plinth or other system that keeps the bottom of the column off the concrete - Simpson Strongtie makes several different models.  

3.  I assume that the top is fastened and the bottom is moving.  Get a scrap 2x4 and a sledge hammer, place the 2x on the post to protect it, and bump the post in the direction you want it to go.  Check progress with a level.  If it does not move readily, you may need the advice and assisstance of a carpenter to unweight the porch to resupport it.

4.  I don't see it as a structural law suit.  YOu might contact the builder if he is still active and ask for his advice.  He might send someone over to just deal with it to be nice.  Start the conversation with something like:  "We've been so happy with our home, but the front porch columns ......