Old Redwood lumber - structural strength?

Question

Anyone have experience with old redwood houses? I will hopefully be looking closely at one soon, built around 1930. It's in bad shape but roofline is still straight and looks re-buildable. Not much water damage I'd guess.

I don't know anything about redwood. This is not necessarily old growth- 1930s, cheaply built house probably built by a logger. From what I've seen of old redwood lumber it gets very light weight- like balsa wood. How much strength is left when it gets light? Should I be concerned the framing might not hold up if the wood is light? Re-enforce it?

I anticipate some carpenter ant damage, but am wondering about lumber with no damage.

Lynn Harrison · Answer

Thanks Jim. The second one from 1930's is interesting. If it was doug fir or pine I would be able to guess it. But lightweight redwood I can't guess.  Maybe there is a comparative loose piece under the house I can break. I'll look for one. I'm looking now for someone local in the construction trade who would have a good idea. One person said look out for powder post beetles as that is a main cause of lightness in this area. Most don't want to touch it which tells me something.

Jim Adrian · Answer

Old wood tends to get harder with age.  This would add to structural stability.  Below are some links to check out...

http://www.wood-database.com/lumber-identification/softwoods/redwood/

http://naldc.nal.usda.gov/download/CAT86200299/PDF

Pine for comparisons...

http://www.wood-database.com/wood-articles/pine-wood-an-overall-guide/

Lynn Harrison · Answer

That is, dig out and pry off skirting and look under the house. I don't think one can get under the house.

Lynn Harrison · Answer

J Beard, thanks, I don't mind pre drilling. Actually wouldn't have to for hardness, but should for brittleness on old redwood.

Don, after repairs and maybe bracing, the whole house, so that it can get a perimeter foundation, so that I can get construction financing in California.

Josh, I won't be able to go under the house for a couple weeks or so, but I have a feeling the band joists (at least) are rotten. They are only a few inches (3 -6) above the ground on post and pier. It's a small house and I could potentially replace them myself, but not if the framing has little structural integrity.

Zoning won't permit tear down and rebuild. 40% of any structure needs to be retained. If the framing isn't strong enough the place is just a money hole.

Miller Josh · Answer

It's been there for 80 years and the roof line is straight? Than what is the concern?

Don Meinke · Answer

What is it that needs jacked up???

Jeff B. · Answer

IMO, old wood (regardless of type) is a pain to work with as it splinters when nailing or applying screws.  It necessary to pre-drill.

Lynn Harrison · Answer

Thanks Max, I was hoping to do most of that myself, but will probably have to have a contractor or someone experienced in jacking houses come in. I just don't know much about redwood.

Max T. · Answer

home inspection