Expert: Dan Griffin - 2/22/2009

Question
Hi Dan,

We are having a townhome built and plan in the next year and a half to finish the basement. The area that we can finish has 6 support poles with 2 I beams. The I-beams are 13 feet apart in the sample house and each I beam has three poles each being 13 feet apart. 3 poles supporting each beam. Is there a heavier beam I could ask the builder to install to eliminate 1-2 poles. Our house will not be built for about 9 months so we have time to negotiate this with the builder if he is agreeable and if it can be done.

Thank you for your help.

Adele

Answer
Adele,  this would be the ideal time to braoch this problem.  I am not positive of the answer you will receive.  Be sure that he/they understand that you intend to finish the basement portion so you would like to consider:

Heavier or taller girders to eliminate some or all columns. This would include footing locations and sizes.

Working now for a basement floorplan that would get the columns into wall friendly places.

more clearance (headroom)  This can be done with higher basement walls poured that way or having additonal block coursing.  This may or may not require a deeper excavation depending on site plan considerations like porch elevations, drives, and sidewalks.

Routing all ducts, pipes, and other utilities in the joist/truss bays so they are not thorugh or below the girders.

Allowing a larger or easier stair routing .

What is the expected depth of the sanitary system?  Will it be easy to have bathroom(s) or laundry downstairs.

Make sure adequate arrangements are in placce to insure a dry basement.  This plan should include a French drain system, capillary break AND vapor barrier under slab, waterproofing on exterior walls, and, especially, positive drainage grade away from the structure.

Each line item will have some cost.  The question at this point is, Number 1 - is it already in there?.  If it is not, how much more to include it?  Does the builder see any other things I've forgotten?  Does the builder have any other more cost effective methods to deal with your issues?  Put him on your side, treat him like your expert, impose on and flatter his expertise.