Expert: Bruce E. Johnson - 10/3/2009

Question
Hi Bruce,
We need to add 3 steel lolly columns to our crawlspace. We had an inspector come in (we are trying to sell the house) and he suggested adding these columns. We purchased the Single Piece adjustable columns to do the work. We are in NY and weren't sure if the Telescoping columns could be used instead - it needs to pass another inspection when we are finished. We also weren't sure if we could use pre-fabricated footings or do we have to lay cement with rebar for the footings? Not sure what NYS Building code requires. Plus, the original inspection report indicates to "upgrade" an existing lolly column - not "replace". What does "upgrade" really mean? We are trying to do this work ourselves - money is tight and as quickly as possible, but in a way that it passes inspection when we are through. Any suggestions or comments? Thanks!

Answer
Hi Christine, the inspector you speak of was a private home inspector?  If so, then his recommendations are just that, recommendations.  They have nothing to do with local building codes.  Chances are, the floor in the area specified is a little bouncy and/or the span of the floor joists or supporting beam is farther than is recognized as structurally acceptable today but may have been acceptable when the house was built.  For this reason I see no problem with using precast concrete pads to support the adjustable columns.  Telescoping columns shouldn't be a problem if they fill your needs better.  It seems to me that the weight you are supporting is not that great that it is capable of shearing the bolt used to adjust the telescoping column.  Upgrading a column can be as simple as painting, if rusted, replacing a part, if broken..oftentimes the term "upgrade" means "replace" with a more substantial column or readjust if it is out of plumb or not centered properly under the beam it is supporting or on the pad it is sitting on.  If you take the time to install the new columns plumb and tight and your pads are at least 6" thick and cover at least a square foot of area 1' x 1', four square feet would be better 2' x 2' if you can find a precast that big.  16" x 16" should be available.  As far as the New York State codes go: if you want to get the local building authorities involved; you would have to have a private engineer look at the problem, draw a fix for the problem, submit the drawing to the local building department, get a permit, install the new columns according to the engineer's drawing and then have the state or county inspect for compliance.  I hope this information helps, please feel free to write again regarding this or other matters, sincerely bruce e johnson..bejohnsonconsulting.com