Help!

My poured concrete subcontractor used 8" anchor bolts instead of the required 12" (as required per the architect's confusing plans) to go through two rows of ACQ sill. So there are only petruding 2" above the top of the wall and only 6" into the wall (bad 4 code?). Ideas to fix to satisfy code official?

Concrete contractor suggests "Connectors" to extend (legal?) or new bolts by drilling into foundation and setting, Possibly doing one row of sill and addiing to it more bolts due to improper depth?

Without knowing the type of structure it's hard to say with precision, but generally speaking this should be an easy and inexpensive fix.

Although code requires anchor bolts to be set at least 7" in depth into the foundation, your code office my approve 6" depths based upon the shear and load calculations provide by the architect and an approved plans change submission.

If the current anchors are approved, they could simply bolt the first treated plate to the foundation and the second sill plate can be fastened to that using face nailing or approved nailing plates.

An alternative would be to thread a turnbuckle or other type of 'nut-like' device to the exposed threads, and a threaded rod installed to that to extend above the 2nd plate.

I think you'll find bolting the 1st plate then fastening the 2nd plate to be an acceptable and simpler plan, however.

Otherwise, holes for new epoxy anchors can be drilled into the foundation with the anchors set to approved depths.

Just make sure your concrete contractor gets a design approved by the architect and the plans approved by the code enforcement office before doing anything.

Otherwise his efforts to correct can be all for nought.

Remember ACQ will eat up foundation bolts, galvanized or not. The only solution I have found is drill an oversize hole, put a piece of PVC pipe around the bolt, then cut a washeer out of EPDM rubber to put under the metal washer. This is tough enough to do without dealing with protecting couplings as well. Use the coupler as a nut for the first plate, then cut a larger piece of PVC pipe to fit over the coupler, then go all the way up through the subfloor and plate with a threaded rod and put the nut/washer where you are safely away from the ACQ.

Re; The Bolts, if the Architect approves the length of the embedded bolts, then use connector nuts (aviable at any good hardware store) and pieces of cut threaded rod to extend the length above the plate. For the ACQ corrosion problem dip the bolts up to the threaded section in the same mixed epoxy that is use to join new cement to old work and allow the epoxy to cure.

Your Architect should have provided the necessary information related to a corrctive action that would be satisfactory to you, your contractor and the building official as well as the structural consultatnt of the Architect.
The comments on corrective actions provide methods for your consideration however it appears that one item may have been over-looked.
Typically the connectors and threaded rod that you would purchase at your local building supply would be manufactured from stainless steel.
If the anchor bolts were hot dipped (zinc treated) the use of stainless steel connections and threated rod should not be considered due to the fact that the metals are considered dissimilar and may cause the anchor bolt to corrode at a more rapid rate.
The use of Hilti Rod and Epoxy System installed per direction of the Architect or Structural Engineer would perhaps be my first selection of corrective action.
Typically a double sill plate treated with Alkaline Copper Quaternary (ACQ) would not be required in most residential applications throughout the US, however your local code my vary from the codes in our area.
Perhaps your Architect and Building Offical will consider a single sill plate (if they approve the existing 6 inch depth of the anchor bolts) thus eliminating any additional corrective actions.

This message has been edited. Last edited by: Lee,