Repairing an older front porch during a home remodel.

Front Porch Problems and Home Renovation

Here in Madison, Wisconsin we're lucky to have many beautiful older homes with a lot of character and plenty of curb appeal. Remodeling older homes can pose specific challenges to designers and contractors when it comes time to update them. If you are choosing to begin a whole house remodel and you have an older home with a front porch, you owe it to yourself to have your design-build remodeler ensure the porch is stable.

Since the 1980's a lot has changed in the way homes are constructed, along with what homeowners prefer regarding functional space. When working on an older home, at Degnan we always address the basics. We appreciate the architecture, craftsmanship, history, and character of older homes. We work with our clients who want to preserve these features when planning updates or renovations.

It is common when remodeling older homes that issues with the front porch often need to be addressed. Let's explore some of the challenges we've encountered when working on a house with a front porch.

Common Problems In A House With A Front Porch

Traditional Front Porch — A traditional front porch can be supported in many ways.

If you live in an older home, making sure that the foundation is solid is a significant concern. This includes footings under the front porch. Many homes built before 1940 were not properly graded for water runoff and often had shallow footings used to support floor joists of the front porch.

While this was adequate to meet any building codes of the time (and before 1940, there weren't many!) we often see the effects of age on this critical foundational element.

Breakdown of this critical element can cause movement of the porch, which is a common problem associated with older homes. Here in Madison, our temperature extremes and harsh windows can undermine the stability of shallow footing, typically poured less than three feet underground. There are three options for repairing a supporting structure that has shifted over the course of its life.

Post and pads

We recreated this Victorian front porch using a historic photo.

This is a common method for supporting a residential porch on a house with a front porch and a crawl space. It consists of concrete pads poured to a depth of fewer than three feet below grade. If movement of the porch is a problem, this system can consist of adjustable posts on concrete pads with beams installed, each with two jacks. This allows for seasonal adjustments to the structure to compensate for any movement due to weather or other factors.

Poured Concrete Piers

Concrete piers run much deeper than pads of footings. Piers are poured a minimum of 10-12 feet below grade and are used in areas of unstable soil. They tend to run to the underside of the floor joists. Poured piers offer superior support in certain areas of Wisconsin, also withstanding weather changes and frost cycles. However, they are significantly more expensive to install.

Helical Screw Pile Pier Installation DeForest WI.jpeg — Informally known as a helical pier or helical pile, the helical screw pile creates less or lawn repair while being installed. Click photo for video of installation.

Helical Piers or Piles

Officially known as a Helical Screw Pile, these are a support system that extends deeper below grade. In very basic terms, you could consider a helical screw pile to be like a corkscrew, and they are installed very precisely with a bobcat auger system. One advantage of a helical pier installation is that the bobcat auger measures support capability as they are being driven into the ground, so the level of quality control is very high. Another advantage is that there is little mess compared to other systems which require extensive excavation and stockpiling of soil. Click here to view video helical piers being installed.

Grade Beam System

Grade beams are typically constructed of poured concrete that extends slightly below grade, typically resting on shallow piers or footings and run to the underside of the floor joists. Grade beams systems can also be constructed of pressure treated wood and plywood. This is a less costly option that still provides good perimeter support and also creates a barrier to pests and outside moisture.

In older homes, while the tendency to believe that any separation or movement of the porch is the problem, it can also be something known as differential movement between the foundation of the home and the system you've chosen to support your front porch.

Modern Front Porch Design with Steel Column — This home had a modern front entry foyer addition with a steel column and concrete frost wall and footings.

Frost wall and Footings

In Wisconsin it is common to need a concrete frost wall and footings that extend to at least 4 feet below grade. Porches can always be built on a frost wall, and if there is other foundation work going on, a frost wall can be competitively priced. A frost wall is generally easy to use to start construction once it is completed.

Work With A Structural Engineer

While you may believe the house is stable, that isn't always the case. Home foundations are subject to the same stresses that can cause the front porch in an older home to shift. While the shifting is probably much more subtle, it is something to be considered before choosing a front porch support system like poured piers. While piers are a superior system, they do cost more than other options, and if the problem is the movement of the home, piers will not offer a solution to the problem.

This is why you need to consult a professional before performing any repairs of this type. Working with a good builder, or design-build-remodel firm will often include a consultation with a structural engineer before any work begins. Structural problems, especially in an older house with a front porch require proper repairs. Always work with a qualified contractor who has experience with these types of repairs.

If you have an older house and are considering a home renovation project, give the experts at Degnan Design-Build-Remodel a call at (608) 846-5963. We can help you design the perfect space to meet your needs. Click here to schedule an appointment.

This article was updated by Abe Degnan on 12/17/2018.

An Above the Garage Master Suite Addition Remodeling Project

We recently completed an addition for our clients, John and Amy, a professional couple with young children living in the Blooming Meadows neighborhood in Sun Prairie, Wisconsin.

Their home featured three bedrooms on the second floor. The existing master bedroom was outdated and impractical for modern living, and with three young children, two needed to share one of the two remaining bedrooms, and all three kids shared the second-floor bathroom. Another problem the family needed addressed was that John needed a private home office, and the one they currently had was a shared space that did not work well for his job.

Let's take a look at our creative solution for this young family!

A New Private Bathroom for the Adults!

One of the major elements on John and Amy's wish list was a private bathroom space just for them. They wanted plenty of space to get ready in the morning, away from the kids, and we delivered! The bathroom features a handcrafted Amish custom double vanity with a tower cabinet in alder wood, stained Carbon Gray. The contrasting Linnstone Quartz Calcutta pattern countertop brightens the space and ties in visually with the elegant tile work in the spacious walk-in shower. We added custom alder wood framed mirrors stained in the same Carbon Gray as the cabinets to complete the vanity. Over each of the mirrors, we installed Quoizel 2 light vanity fixtures to provide plenty of warm light.

In the shower, the 21st Century Tile 12x24 floor-to-ceiling tiles in Tivoli Silver give the room a bright and modern feel, and the low entry shower makes entering the shower safe and easy for the couple. We included a helpful niche in the shower for shampoo and other toiletries and, for contrast, used a beautiful hexagon mosaic accent tile. The glass doors give the space an open feel, making it bright and inviting. The Arbor Hills luxury vinyl plank flooring in timber adds a warm feel, giving the room a natural look with the benefit of waterproof LVP.

The Result

The final result of this second-floor master suite addition is a home that fits John, Amy, and the kid's needs and lifestyle perfectly. John now has the perfect private office space. Since John and Amy now have their private master suite, and each of the kids has their own bedroom giving them their own space to grow as they grow, their home is more comfortable and functional. And on the exterior, you can't even tell there's been an addition!

Are you considering an addition or other home improvement project? Let us help you design the perfect finished space! If you live in the Greater Madison area, call the experts at Degnan Design-Build-Remodel at (608) 846-5963. We can take your home to the next level of comfort, design, and function! Ready to learn more? We're always happy to answer your questions.