Rim Joist / Band Joist function question

[bignateyk]

I know the rim joist is the end cap for the floor joists, and sits on the sill plate, but does it actually provide any structural support for the rest of the house? I.e., could you remove the rim joist and have the house remain intact (aside from maybe having the floor joists shift a little). Or would the whole house collapse/sag/etc without it?

 

[skyking]

no. the floor joists could rack, or roll at the top at the end without the shear support of the rim joist.

 

[mugs]

no. the floor joists could rack, or roll at the top at the end without the shear support of the rim joist.

This; and also, wouldn't a portion of the exterior wall be supported by the rim joist?

 

[bignateyk]

This; and also, wouldn't a portion of the exterior wall be supported by the rim joist?

That's more what I was wondering.

Basically, I had a concrete pad under my deck that was draining water toward my crawl space. I removed that pad, and properly flashed the deck, so there will no longer be an issue.

The sill plate (only 1/2" thick) is completely rotted away for 8 feet, and the rim joist is partially rotted for those 8 feet.

This happened many years ago, and the house has settled into place with the floor joists resting on the foundation.

I am worried that if I replace the rim joist/sill plate I will crack all the drywall upstairs. You really can't tell that the sill is gone. There is just a slight dip in the hardwood floor above it.

So i'm trying to figure out if I can just leave the damaged sill/rim joist as it is since I eliminated the source of the problem and it won't get worse.

 

[SpatiallyAware]

You'll have to eventually eat that cost if you plan on selling the house.

 

[bignateyk]

You'll have to eventually eat that cost if you plan on selling the house.

Who knows? Maybe they'll have a terrible inspector like mine and won't find it.

I'm also concerned that if the floor joists are jacked up to make the repair that the drywall is gonna start cracking upstairs.

 

[MikeyIs4Dcats]

just place blocking between the joists and it will reduce the risk of racking and collapse.

 

[bignateyk]

just place blocking between the joists and it will reduce the risk of racking and collapse.

Yeah, I had considered that. How about the rim joist?

The reason I ask is that i've had 4 contractors out to look at it.

Contractor #1 said he would jack up the floor, cut the floor joists (to allow a full rim joist to be inserted from the inside since it is not accessible from the outside), pop a new rim joist/sill plate in, and sister in new floor joists. This runs the risk of cracking the drywall above.

Contractor #2 said it would be OK to just leave it as is since the house has already finished settling and the problem has been corrected.

Contractor #3 said he would add permanent jacks next to the current foundation to just lift the floor joists off of the foundation so they are not subject to anymore moisture. He would leave the sill/rim joist in their damaged state. His concern was that replacing the sill/rim joist would result in drywall damage and other problems upstairs.

Contractor #4 has yet to get back to me.

 

[mugs]

Contractor #1 said he would jack up the floor, cut the floor joists (to allow a full rim joist to be inserted from the inside since it is not accessible from the outside), pop a new rim joist/sill plate in, and sister in new floor joists. This runs the risk of cracking the drywall above.

Why not? What kind of siding?

 

[bignateyk]

Why not? What kind of siding?

Because there is the remnants of the concrete slab and the deck in the way. He would have to remove the siding and the sliding glass door, and then insert the rim joist from above. He thought it would be easier and cheaper to just cut the floor joists and sister new ones in.

 

[MikeyIs4Dcats]

Yeah, I had considered that. How about the rim joist?

The reason I ask is that i've had 4 contractors out to look at it.

Contractor #1 said he would jack up the floor, cut the floor joists (to allow a full rim joist to be inserted from the inside since it is not accessible from the outside), pop a new rim joist/sill plate in, and sister in new floor joists. This runs the risk of cracking the drywall above.

Contractor #2 said it would be OK to just leave it as is since the house has already finished settling and the problem has been corrected.

Contractor #3 said he would add permanent jacks next to the current foundation to just lift the floor joists off of the foundation so they are not subject to anymore moisture. He would leave the sill/rim joist in their damaged state. His concern was that replacing the sill/rim joist would result in drywall damage and other problems upstairs.

Contractor #4 has yet to get back to me.

need pics

 

[bctbct]

your house is going to fall down, that will crack the drywall anyway

 

[Greenman]

Fix the plate and rim joist. Drywall is cheap and easy to repair, it shouldn't even be considered in the decision.