Room Additions in El Segundo
Room additions in El Segundo with waterproofing at the slab edge, a capillary break and a drain board where new foundation meets old. Aspenwell.
Where a new foundation wall meets an old one, damp has a path inward. An El Segundo addition treats that joint as the water problem to solve first. A membrane on the outside face, a drain board beside it and a gravel bed beneath the slab keep moisture from rising or soaking through. The details are drawn on the plans before the footing is formed.
The joint and the slab
The new stem wall is doweled to the old and sealed along the seam with a flexible joint. Beneath the new slab goes a layer of gravel and a vapor barrier, which breaks the path that lets ground moisture climb into flooring. On the outside, the wall face is coated and covered with drain board that leads water down to a perimeter pipe. Grade around the wall falls away so surface water never sits against the concrete. The coating has to be continuous at corners and at the base of the wall to do its job.
Roof edges and finish
The roof edge matters as much as the slab. Gutters are sized for the added roof, downspouts tie to a pipe that discharges away from the footing, and flashing is lapped at the wall joint. If the property turns out to be in the coastal zone, a coastal permit may apply, and we look that up before filing. Galvanized connectors resist salt in the air where they touch framing. The inspector reviews the membrane before it is buried. Photos of the coating go into the project file as a record of what was buried.
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The engineer reviews the footings and walls under the planned floor and reports in writing. Sound ones can take light framing. Others gain added footing sections or posts, and the waterproofing details are redrawn to wrap any new concrete before the second story begins.
Studs and plate at the seam are opened, new framing is joined to them on the schedule in the plans, and floor joists are hung at the old level. Flashing behind the siding at the roof joint goes in ahead of the covering.
A sound idea while walls are open. Sill bolting and brace panels are common, and the engineer may add others. Each carries its own price, so the addition never depends on them. Work at the foundation edge is easiest while it is exposed for waterproofing.
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Describe the house and what it needs. We look at the structure first and send the quote in writing.