Full Home Remodeling in Sunland-Tujunga
Sunland-Tujunga whole-house remodels that check enclosed porches and add-on rooms for missing footings before the quote is written. Aspenwell Construction.
A porch that was enclosed and turned into a room can look like the rest of the house from inside while resting on a thin slab with no footing at its edge. In Sunland-Tujunga we probe under any room that looks added on before the quote is written. If the edge lacks a footing, that changes what the room can carry and whether its walls can brace the house.
What the probe finds
A small hole dug beside the outer wall shows whether a footing runs below the slab and how deep it goes. If the slab simply ends at grade, the wall above it has nothing to anchor a hold-down to. One fix the engineer may specify is a new footing poured along the old edge, or for the room to be rebuilt on a proper foundation. If the lot slopes, the downhill side gets a closer look. That finding goes into the quote as its own item before any layout is final.
Framing, wiring and fire rules
Enclosed porches can also hide framing made for an open roof: posts where studs should be, a light header, or rafters sized for a porch ceiling. Wiring added later may run without boxes. Each item is written up with its repair. Mapped fire hazard zones extend over parts of Sunland-Tujunga as well, so vents, eaves and roofing on a given lot may need ember-resistant details, which LADBS confirms at plan review. Those exterior items are quoted apart from the structure, and the probe results set the order the repairs are built in.
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Partitions come out more simply. A bearing wall has to wait until a beam with posts and footings is ready to take over. A wall in an enclosed porch may turn out to be carrying a roof it was never framed for, so the survey checks those before anything is called a partition.
During, and timed with any footing repair the survey turns up. Bolts, cripple wall bracing and hold-downs need open framing and sound concrete, and a new footing under an enclosed porch gives the hold-downs there something to grip. That retrofit is priced separately in the quote.
Footings and foundation come first, then sill anchorage, cripple walls, joists and roof framing, paying extra attention to any room that looks added on. Probe holes check for missing footings at slab edges. Everything found is written up for the designer and engineer ahead of beam sizing.
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Describe the house and what it needs. We look at the structure first and send the quote in writing.