Hey everyone I am new to the forum. I am starting to build my first home. I am building near a flood zone so I am having to build 3 foot off grade. I am trying to figure out which option to choose and cost is a factor. I can bring in 60 dump truck loads of sand for 12k and build a monoslab for 25k… This would be a good option as I can use the dirt to mask my raised septic tank drain field as well. I can block it up and Build wood framed floor which I havnt priced yet or I can do a stem wall back fill with sand and pour slab inside it. The most expensive is the stem wall and poured slab inside it of 47,000
anyone have pros and cons they can share? The stem wall at 47,000 is pretty far out of my budget…
Forgot to say this is a level lot…
Replies
Options?
You say you are building "near a flood zone" - are you in or out of the 'zone'. It makes a big difference...especially with FEMA. The 2 descriptions I am used to are "floodplain" (usually with frequency of occurance - ie 100 year flood plain) or "floodway" which is an area that frequently overflows in any flood occurance. Floodways are a very big deal for FEMA. Both of these have implications on building requirements and the ability to get insurance. FEMA has very good documentation on their requirements. Also, you local building department (if there is one) may have additional requirements
Let's asume for discussion you are outside these areas and are only asking or general advice.
3' of sand fill...that's a lot of fill to properly compact. I assume from your first proposal, this would be a pyramid of sand with a house set on top. I would be very worried using sand as the fill as described in a flood prone area
stem wall and fill....same issue with 3' of fill as above - just had to slab jack a clients garage slab that had 200sf of 2-3" void under it from settlement of fill. Have you considered a framed floor over a crawlspace inside the stem walls? How big is the house?? $47K sounds like a very big house.
post and beam floor structure...definitely worth a look...
Thanks for the reply! The house is single story 4000 sqft if you include garage and porches.
It's in the 100 year flood plain but doesn't hold water or anything during normal thunderstorms. There is a high water table so I was afraid a post and beam foundation would have moisture issues... Also don't need forget I was going to do a nice slope away from the house to cover the raised drain field... Is post and beam less expensive than mono slab or similar in cost?
thanks again