Foundations and subfloors

In some art deco houses, repiling or other remedial action will be needed to deal with problems such as uneven floors and inadequate earthquake bracing.

In some art deco houses, repiling or other remedial action will be needed to deal with problems such as uneven floors and inadequate earthquake bracing.

Original details

Art deco houses typically have concete perimeter foundation walls with concrete piles and a suspended timber floor. Read more.
See floors for details of subfloor framing.

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Common problems and remedies

Before any renovation project, foundation walls and piles should be checked. In particular, check the condition of bearer-to-pile connections, bearer-to-wall plate connections, and subfloor framing timber, and check for common problems such as uneven or springy floors, spalling of foundation walls.

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Uneven or springy floors

Uneven floors are often a sign of problems with the foundations. Read more.

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Spalling in foundation walls

Damage or deterioration of foundation walls can expose reinforcing, which is then susceptible to rust. Read more.

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Repiling, levelling and checking pile connections

Some art deco houses will need to be repiled or levelled, while others will need to have ties installed or replaced. Read more.

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Inadequate foundation bracing

Art deco houses may not comply with modern standards for earthquake bracing of foundations. Read more.

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Insufficient ground clearance

Most – but not all – art deco houses were built with sufficient ground clearance. Read more.

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Insufficient subfloor ventilation

Art deco houses with perimeter foundation walls may not have sufficient subfloor ventilation. Read more.

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Matching new framing to existing

New framing timber has different dimensions from existing art deco house framing. There are several ways to deal with the differences. Read more.