About three stories or 40 feet. Don't know the code exactly but I see such construction all the time. Back when I built in Ohio the practice there was to go to 12" block when the building height exceeded 2 stories but here in Chicago three story 8" buildings seem to be the norm.
On reflection I think there may also be an issue of what you are using for flooring in this building. As I recall when whe built with pre-stressed concrete floors we used 12" block for the first floor walls of even 2 story buildings. But that was a long time ago when dirt was a new idea.
I've looked both in the residential and commercial code book and its not addressed.
It does address unbalanced heights...8 - 9 ft., but nothing else.
I have the footer at 12" thick with #4 rebar coming up through same at 4' on center. Since the wall is only carrying a flat roof load, (not much of one at that) I was trying to find information to cut back on having to fill the wall solid.
I have asked numerous masons as well as the inspection department and no one has been able to tell me the answer.
Worse case I will contact my engineer .......however I know there is some sort of a formula to figure such things out.........its a matter of finding it. lol.
For some reason I keep having a 20:1 ratio of block width to wall height is coming to mind.......but Im not 100 % certain on that.......that would put me at 13 feet.
Yeah, 12" is typical but the owner wants to use 8" to save money.
I called both my supplier and manufacturer....neither could help me. I talked to my engineer yesterday and he could not answer the question.
He gave me wall height when filling the wall up with concrete at various distances on centers but to answer the out of ground height without reinforcing.........no answer.
I am truly surprised by lack of answer or guide lines for such a simple question.
I will go with my original design, which is over kill.
The squeeky wheel gets the oil..........and cash talks.
With the insurance company, call them everyday until they get tired of giving you the sond and dance and put you on their priority list.
The roofing problem is a different matter, talk to roofers about paying them cash to fix it, depending on the size job and your availability of funds you may be limited.
You may have to look at hiring out of state.
One of my subs traveled over 1000 miles, with his crew, to do a job because the prices in that area were higher then the client was willing to pay the locals.
I think though you need to first hear from your insurance company about the assessed damage to your investment.
You also need to document every thing, time, dates and names in regards to how the claim is going. This may help alleviate any future problems between you and your insurance company.
My management company now tell me they have found a company who will carry out all repairs, but will deal direct with our insurance company, and the check will not come to us.
Does anyone know if this is normal practice, as I am concerned that they will take all our insurance money whatever their real costs, and we will need some for furniture etc.
Speak with your insurance carrier regarding this practice. I have heard of insurance making out checks with BOTH the owner and contractors name on it, so both ahve to sign. The intent is to insure that the owner is satisfied with work, and that the work was actually completed by a contractor (not pocketed and left in disrepair)
Another thought I had while reading your post is that many policies for rental properties include coverage for loss of rent. If you are not able to lease this property out, you need to let your insurance provider know that you are losing "x" dollars in rent income.
You need to get on the phone with a superivoser at the insurance tell them you are preparied to do whatever it takes to get money out of them right away. public adjuster, calling the insurance commisioner, and calling your attorney. Tell them that you are at least looking for a advance while your claim is being processed. I got $3,000 out of my insurance right away by saying this. Good Luck dealing with insurance is like having a full time job. BTW I would not sign over insurance benefits to anyone. I found a restratution company that tarped my roof and cut the wet spots out of my house and got payment from the insurance company and I was fine with that but then they asked for me to sign over my benefits to them to do the roof and everything eles and I would not I don't know these people and what kind of work they do. Again good luck
Things have moved on - a little - we have parted company with our management company as they had abaondoned the house leaving the roof still uncovered.
Am now in the hands of a reputbale Realtor who is arranging repairs, but we will still have to sell at the end of it all.
First insurance check has come through but without the work estimate so our mortgage provider will not release any money yet. Must have spent a fortune on transatlantic phone calls so far.
Still many thanks for all your help - maybe one day it will all end! :-( :-( :-(
Why is your insurance company giving your mortgage company the check?
A new roof and fixing the walls and mold is no big thing. Send me a PM if you still need help. I helped some family members with similar problems.
Do not let your insurance company assign the check to a contractor. Get estimates, see how much the insurance company will pay. IF it is less than the estimates see if any of the contractor will agree to reduce the estimate to the insurance settlement.
Get a contract from the contractor as the roof should come with at least 5 years warranty on workmanship - make sure the contract is structured so that all the warranties on the repairs will transfer to the new owners in case you sell.
About three stories or 40 feet. Don't know the code exactly but I see such construction all the time. Back when I built in Ohio the practice there was to go to 12" block when the building height exceeded 2 stories but here in Chicago three story 8" buildings seem to be the norm.
On reflection I think there may also be an issue of what you are using for flooring in this building. As I recall when whe built with pre-stressed concrete floors we used 12" block for the first floor walls of even 2 story buildings. But that was a long time ago when dirt was a new idea.
Commercialking,
I've looked both in the residential and commercial code book and its not addressed.
It does address unbalanced heights...8 - 9 ft., but nothing else.
I have the footer at 12" thick with #4 rebar coming up through same at 4' on center. Since the wall is only carrying a flat roof load, (not much of one at that) I was trying to find information to cut back on having to fill the wall solid.
I have asked numerous masons as well as the inspection department and no one has been able to tell me the answer.
Worse case I will contact my engineer .......however I know there is some sort of a formula to figure such things out.........its a matter of finding it. lol.
For some reason I keep having a 20:1 ratio of block width to wall height is coming to mind.......but Im not 100 % certain on that.......that would put me at 13 feet.
Yeah, 12" is typical but the owner wants to use 8" to save money.
NC
Try calling the guys you buy the block from. If they don't know have them send you to the manufacturer.
I called both my supplier and manufacturer....neither could help me. I talked to my engineer yesterday and he could not answer the question.
He gave me wall height when filling the wall up with concrete at various distances on centers but to answer the out of ground height without reinforcing.........no answer.
I am truly surprised by lack of answer or guide lines for such a simple question.
I will go with my original design, which is over kill.
NC_Yank
Here we can go up to 6 stories without filling all the hollow core. Check your local code
You state and your municiplaity should have a book called the whatever Building code - that should have all that stuff covered
The squeeky wheel gets the oil..........and cash talks.
With the insurance company, call them everyday until they get tired of giving you the sond and dance and put you on their priority list.
The roofing problem is a different matter, talk to roofers about paying them cash to fix it, depending on the size job and your availability of funds you may be limited.
You may have to look at hiring out of state.
One of my subs traveled over 1000 miles, with his crew, to do a job because the prices in that area were higher then the client was willing to pay the locals.
I think though you need to first hear from your insurance company about the assessed damage to your investment.
You also need to document every thing, time, dates and names in regards to how the claim is going. This may help alleviate any future problems between you and your insurance company.
NC
Thanks for the advice.
My management company now tell me they have found a company who will carry out all repairs, but will deal direct with our insurance company, and the check will not come to us.
Does anyone know if this is normal practice, as I am concerned that they will take all our insurance money whatever their real costs, and we will need some for furniture etc.
Speak with your insurance carrier regarding this practice. I have heard of insurance making out checks with BOTH the owner and contractors name on it, so both ahve to sign. The intent is to insure that the owner is satisfied with work, and that the work was actually completed by a contractor (not pocketed and left in disrepair)
Another thought I had while reading your post is that many policies for rental properties include coverage for loss of rent. If you are not able to lease this property out, you need to let your insurance provider know that you are losing "x" dollars in rent income.
Good Luck!
Many thanks, I will certainly check this with the insurers. This has put my mind at rest a bit, as this practice is obviously not unknown.
In the UK we do not have such practice, hence my concerns.
You need to get on the phone with a superivoser at the insurance tell them you are preparied to do whatever it takes to get money out of them right away. public adjuster, calling the insurance commisioner, and calling your attorney. Tell them that you are at least looking for a advance while your claim is being processed. I got $3,000 out of my insurance right away by saying this. Good Luck dealing with insurance is like having a full time job. BTW I would not sign over insurance benefits to anyone. I found a restratution company that tarped my roof and cut the wet spots out of my house and got payment from the insurance company and I was fine with that but then they asked for me to sign over my benefits to them to do the roof and everything eles and I would not I don't know these people and what kind of work they do. Again good luck
Things have moved on - a little - we have parted company with our management company as they had abaondoned the house leaving the roof still uncovered.
Am now in the hands of a reputbale Realtor who is arranging repairs, but we will still have to sell at the end of it all.
First insurance check has come through but without the work estimate so our mortgage provider will not release any money yet. Must have spent a fortune on transatlantic phone calls so far.
Still many thanks for all your help - maybe one day it will all end! :-( :-( :-(
Why is your insurance company giving your mortgage company the check?
A new roof and fixing the walls and mold is no big thing. Send me a PM if you still need help. I helped some family members with similar problems.
Do not let your insurance company assign the check to a contractor. Get estimates, see how much the insurance company will pay. IF it is less than the estimates see if any of the contractor will agree to reduce the estimate to the insurance settlement.
Get a contract from the contractor as the roof should come with at least 5 years warranty on workmanship - make sure the contract is structured so that all the warranties on the repairs will transfer to the new owners in case you sell.