Stabilized a 1910 Tacoma home with severe stem wall cracks by installing push piers, beam reinforcement, and Simpson Strong-Tie seismic bracketry, raising floors to level, strengthening post-to-beam connections, and bringing the structure up to modern safety standards.
A34 Bracket Retrofitting
Overview
Location: Tacoma, WA
Service: Seismic Bracketry Installation & Structural Retrofitting
Home Type: Early 20th-Century Residential Home (built 1910)
Issue: Severely cracked stem wall and deficient post/beam connections, leading to sloped floors and insufficient structural support.
Goal: Introduce seismic bracketry and retrofitting to stabilize the foundation, restore floor level, and bring the home up to modern structural safety standards.
The Challenge
Significant separation (~1.5”) in the stem wall causing uneven floors.
Deficient post structures unable to adequately support framing above.
Lack of any seismic connections, as the home predates modern building codes.
Crawl space clutter, torn vapor barriers, and minor concrete deterioration creating additional obstacles for safe retrofitting.
Key Takeaway
This project demonstrates Chumley’s expertise in seismic retrofitting for older homes. By combining push piers, adjustable brackets, beam line reinforcement, and modern seismic bracketry, we stabilized the foundation, restored floor level, and brought a 1910 structure up to current safety standards while addressing multiple crawl space concerns.
Our Solution
Chumley Structural & Foundation Repair implemented a comprehensive seismic and structural upgrade:
Concentric Push Piers & Adjustable Bracket System: Installed push piers beneath compromised areas, with hydraulic lifters inside steel brackets to raise floors to within ½ inch of level.
Beam Line Addition & Post Replacement: Added a new main beam line spanning the crawl space with five new post/pad structures; replaced three deficient posts with two small beam lines and post structures for better support.
Seismic Bracketry Installation: Added Simpson Strong-Tie A34 brackets on all crawl space posts, connecting posts to beams and pier pads to meet modern seismic standards and home inspector requirements.
Crawl Space Cleanup & Vapor Barrier Replacement: Removed debris, old plumbing, and damaged plywood; installed new 6mm black vapor barrier for moisture control.
Concrete & Crack Repairs: Infilled sloughing soil with cementitious material; installed epoxy and Rhino Carbon Fiber Crack Locks on minor stem wall breaks.
Sump Pump Improvements: Added a check valve to prevent backflow and adjusted drain line slopes for proper water management.
Angle Iron Attachments: Each push pier connected with 5/16” gauge angle iron to ensure secure structural integration with the perimeter foundation.
Results
✅ Floors raised to near-level with a stable foundation.
✅ Post-to-beam and post-to-pier connections upgraded with seismic bracketry to modern standards.
✅ Crawl space cleaned and moisture protected with a new vapor barrier.
✅ Minor cracks reinforced, and concrete repairs strengthened foundation footings.
✅ Drainage and sump pump system optimized to prevent future water-related damage.
Looking to Hire A Contractor for your next Structural Project?
We’ve got you covered, literally. From the attic beams to the floors below, call Chumley Now! Your home’s good to go!
