Sill Plate & Bank Joist
A termite infestation and the related damage caused is a persistent problem for HOAs. Termite damage can occur from the bottom of a structure to the attic. Any part of a structure that is composed of untreated wood is susceptible to termite infestation. A common location, and an expensive area to repair, is the sill plate and band joist (also referred to as band sill) area.
The band joist and floor joists rest on top of the sill plate. Termites travel from the soil up the foundation wall and first encounter the sill plate. The sill plate is composed of pressure-treated lumber which is designed to be resistant to rot and insects. On occasion, the treated lumber sill plate will fail, and termites will advance onto the band joist and floor joists which are not pressure-treated lumber.
What makes sill plate damage so expensive is the process that goes into making the repairs. When the sill plate and the floor joists must be repaired, just lifting or jacking up of that portion of the dwelling is usually the best-case scenario. If the termite damage is too extensive, possibly deconstructing the dwelling and making the repairs may be the only remedy.
The Components of a Framed Wall and a Header
The illustration above is of a typical wood-framed wall with a door and window rough framed in. The “rough-ins” of the door and window show a header in place at the top of the rough-in. A header is a beam-like support used in wood-frame construction to span an opening. Typically, this opening is for a window or a door. Headers can vary in design and material depending on the load the header is carrying.
Doors, windows, skylights, chimneys, staircases, and other construction components that appear on load-bearing aspects of construction must utilize headers. A load-bearing wall or a load-bearing part of a structure is an active physical element of the structure. This active physical element typically bearing the weight of the elements above or around the load-bearing element onto the foundation.
Typically, load-bearing walls must have at a minimum two-by-four studs every 16 inches on center. This 16 inches on center placement, carries the weight of the load above, such as a roof. When components such as doors and windows are placed within a load-bearing wall, the 16 inches on center cannot be achieved unless a header is installed to transfer the weight above to the foundation.
Retaining Walls
Retaining walls are stabilizing structures typically used to contain sloping land. They are typically constructed to help prevent erosion or prevent further erosion. Retaining walls must be constructed in a substantial manner and strong enough to hold and uniformly reallocate the lateral force caused by gravity and sloping ground. The design of retaining walls can vary drastically by need, location, soil conditions, and other factors too numerous to list. However, most all walls are designed with weep holes or seepage holes. These holes are the mechanism for groundwater and rainwater to escape the wall structure. By allowing water to escape the structure it reduces the pressure that develops when water accumulates. If water is allowed to accumulate behind a retaining wall it can compromise the integrity of the wall. There are exceptions to seepage holes, certain retaining walls are made of materials that do not necessitate having seepage holes. Either the material making up the retaining wall has the ability to expel moisture, or the retaining wall is constructed in such a way that the construction material keeps soil in place while allowing water to drain.
Many different materials are used in the construction of retaining walls. In commercial applications, forms and poured concrete are often utilized. Cinder blocks mortared together are often used in commercial applications as well. There are special blocks engineered from aggregate materials and light concrete that are designed specifically for the construction of retaining walls. These engineered blocks are typically interlocking. These interlocking blocks make construction easier, less expensive, and speed up construction. Faster construction is obtained by these blocks fitting securely with the next block. Another time-saver that reduces the installation expense is that these blocks fit together in such a way, mortar is not required to bond them together after installation.
As mentioned, retaining wall design can depend on numerous factors: need, location, soil conditions, etc. Retaining walls can be huge and tall affairs that go many feet into the air. On smaller projects or for less ambitious needs retaining walls can be established in a series of “steps” or tiers. This many times leads to a more attractive design and sometimes can offer more effective erosion control. A popular design feature of retaining walls is the establishment of different plantings. Flowers or scrubs on top of retaining walls can bring more texture, color, and interest to the area. This type of landscaping can soften the possible negative effects of the hardscaped retaining wall. Deep-rooted plants, such as trees, typically should not be planted in retaining walls because their root system may compromise the future integrity of the wall. Tiered retaining walls, aside from the aesthetic value, many times provide for more efficient erosion control. This is achieved by smaller retaining walls holding back lesser amounts of soil, therefore lessening the pressure on the retaining wall.
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