#101. House Jacking; Planning and Costs to Raise Your Home.
Elevating Your House in Brigantine, Costs and Ideas for Your Structural Lift Project.

House Lift at Brigantine NJ, Flood-Proof House Raising Start Here.

INFO PAGE #101.

House Raising; Planning and Costs to raise a house at the Shore.
Elevating Your House; Costs and Ideas.
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Raising the House
House Lift Work:   Concrete Slab Foundation Repair,   Pier and Beam,  Block and Base Foundation Repair,   Basement Wall Repair,   Basement Waterproofing,   Cracked Wall / Structural Repair,   Drainage Services.   House Raising,  Lifting and Leveling,  Retaining Wall Repair,   Wall Stabilization & Anchor System,   Polyurethane Foam Injection, Void Filling, Steel Push Pier.
House Lift - Know What's Involved.
 Contact Anthony Tori,  610-416-9570.

ASK US ABOUT:  Slab Pier and Helical Pier Installation,  Helical Deck Pier Installation. Pre-Construction Planning,  Foundation Bracing and Wall Support at the Jersey Shore.
 
House Lifting and Flood Proofing:  Raising a coastal house offers significant advantages over tearing it down and building new. This approach allows homeowners to preserve the unique character and charm of the original structure, which may hold sentimental or historical value. By elevating an existing home, they can also achieve better flood protection and compliance with current building codes while saving on the costs and environmental impact of full demolition and new construction. Raising an existing home is typically faster than a complete rebuild, which minimizes disruption and may offer financial benefits like potential tax savings, reduced permitting costs, and fewer material expenses.
Decision: Raise the House or Build New?
 
  • Raising a house, especially in a flood-prone area like the Jersey Shore, is a complex but increasingly common project aimed at protecting homes from flooding. Here's a detailed overview of the process, from planning through completion:

    1. Initial Planning and Permits:
      Research Local Requirements: Each municipality may have specific guidelines on home elevations, especially in flood zones. Check with your local zoning board and building department for regulations.
      Environmental Regulations: Ensure compliance with FEMA's flood elevation requirements and any state environmental requirements (such as those from the NJDEP).
      Obtain Permits: You will need permits for elevation, electrical, plumbing, and possibly others. Permits are typically required from the local municipality, and in some cases, the state.
      Financing: If you don't have the funds set aside, look into financing options, grants, or flood insurance that may cover elevation projects.

    2. Selecting a Contractor and Engineer:
      Choose Experienced Contractors: Look for contractors with experience in house lifting. They should have the proper insurance and be licensed.
      Hire a Structural Engineer: A structural engineer will inspect the foundation and design the new elevated foundation system. This is especially important in sandy soil and flood-prone areas like the Jersey Shore.

    3. Preparatory Work:
      Soil Testing: Conduct soil tests to determine the bearing capacity and depth needed for a stable foundation.
      Surveying and Marking: Surveyors will mark the property to ensure the foundation is laid accurately, as well as marking property lines and easements.
      Utility Disconnection: Coordinate with utility companies to disconnect water, gas, electricity, and sewer lines temporarily to avoid damage during lifting.

    4. House Lifting Process:
      Preparation of the Foundation: In most cases, the existing foundation must be partially demolished or modified to accommodate new foundation piers.
      Lifting the House: The contractor will use hydraulic jacks to lift the house. It's a slow, precise process that can take several hours.
      Temporary Supports: Once the house is lifted, steel beams and cribbing are installed to support it at its new height while the permanent foundation work begins.

    5. New Foundation Installation:
      Pilings or Piers: Depending on soil tests and flood requirements, the contractor may use pilings or piers to support the new foundation. Concrete or helical piles are common in coastal areas
      Foundation Walls: The foundation walls or columns are built up to the new elevation, often with open spaces (e.g., lattice or breakaway walls) to allow floodwaters to pass through.
      Utility Reconnection: Once the new foundation is in place, reconnect utilities and adjust service lines to the new elevation.

    6. Lowering and Securing the House:
      Lowering onto New Foundation: After the foundation is complete, the house is slowly lowered and permanently secured to the new foundation.
      Inspect and Finalize: Inspect the foundation bolts, bracing, and alignment to ensure the house is secured properly
      Backfilling: If needed, backfill around the new foundation to provide support and restore landscaping.

    7. Utilities and Interior Work:
      Reconfigure Plumbing and Electrical: Plumbing, electrical, and HVAC systems must be extended or reconfigured for the new height.
      Interior Finishes: Refinish any areas where walls, floors, or other interior elements were modified during the lifting process.
      Install Flood Vents: Flood vents are typically required to allow water to pass under the structure in case of flooding.

    8. Final Inspections and Approvals:
      Final Inspections: The local building department will conduct final inspections to ensure the house meets elevation and structural standards.
      Obtain Certificate of Occupancy (CO): Once all inspections are passed, you will receive a Certificate of Occupancy.

    9. Landscaping and Site Restoration:
      Landscaping: After lifting, regrade and restore landscaping around the home, including any driveways or walkways.
      Elevated Access: Build new stairs, ramps, or an elevated deck for access to the newly elevated structure.

    10. Cost Considerations and Timeline:
      Timeline: Raising a house can take several months, depending on weather, permits, and contractor availability.
      Cost: Costs vary but can range from $50,000 to over $200,000, depending on the house size, elevation height, and complexity of foundation work.
     

    Raising a home at the Jersey Shore is a significant investment but offers long-term benefits by protecting your property from future flooding. Make sure to have a detailed contract with your contractor, including timelines, payment schedules, and responsibilities for permits.

    • More Information for "House Lift".

    Choosing the Right Foundation for a Coastal Home.  The choice of foundation for a coastal home depends on several critical factors, including environmental conditions, building codes, and the specific needs of the site. Here's a breakdown of the main considerations for deciding between poles, concrete, or block foundations:

  • Flood Risk and Elevation Requirements:

       Pole Foundations (Piling): Best for areas prone to flooding or storm surges. Elevates the home above potential floodwaters, meeting FEMA and local floodplain management requirements. Allows water and debris to pass under the structure during storms, minimizing damage.
      Concrete or Block: May be used in low-risk flood zones but require elevation or reinforcement to meet flood safety standards. Elevated concrete slabs are possible but less common in high-risk flood zones.

  • Soil and Ground Conditions:

       Pole Foundations: Ideal for sandy or soft soils common in coastal regions. Can be driven deep into the ground for added stability.
      Concrete Slab: Suitable for stable, compact soil. Not recommended for loose or shifting coastal soil without significant preparation.
      Block Foundations: Typically require stable ground or reinforcement to handle uneven settlement. May need additional waterproofing or sealing in coastal areas.

  • Wave Action and Erosion:

       Pole Foundations: Best for areas exposed to wave action or coastal erosion. The open design reduces resistance to waves, decreasing structural damage risk.
      Concrete or Block: Vulnerable to scouring (erosion around the base) unless adequately reinforced. May require additional protection against seawater exposure.

  • Building Codes and Zoning Regulations: Coastal homes must comply with local building codes, FEMA flood zone requirements, and hurricane or storm surge standards.
      Pole Foundations: Often mandated in high-risk flood zones (e.g., V-zones).
      Concrete/Block Foundations: May be limited to lower-risk zones (e.g., A-zones) or need to include floodproofing measures.

  • Cost and Maintenance:

       Pole Foundations: Typically more expensive to install due to specialized equipment and materials. Lower long-term maintenance costs if properly constructed.
      Concrete Foundations: Mid-range cost, but potential for cracking in unstable soil. Requires sealing to resist saltwater intrusion.
      Block Foundations: Generally the least expensive to construct. More prone to water intrusion and may require regular maintenance in a coastal environment.

  • Design and Aesthetics:

       Pole Foundations: Allow for elevated views and open space below the home for parking or storage.
      Concrete/Block Foundations: Provide a solid base and may be preferred for traditional or ground-level designs in non-flood-prone areas.

  • Wind and Storm Resistance:

       Pole Foundations: Offer superior resistance to storm surges and high winds when paired with hurricane straps and anchors.
      Concrete/Block Foundations: Require additional reinforcement to withstand wind forces, especially in hurricane-prone areas.

  • Summary Recommendation:

       Pole Foundations are generally the best choice for high-risk coastal areas with flooding, wave action, or erosion concerns.
      Concrete or Block Foundations may be suitable for more stable, low-risk zones with proper precautions against water intrusion and erosion.
    Consulting with a structural engineer and reviewing local building codes is essential to determine the safest and most cost-effective foundation type for your specific coastal site.
    • Similar Pages on these issues. Informative Support:
    Concrete Work for Steps, Walkways and Driveways by Jersey Shore Workers.

    Stucco Work, Masonry and Stone Veneer for Properties at the Shore.

    Attic and Garage Conversions by the Jersey Shore Workers Network.