Question: We built our house 32 years ago and have never adjusted the teleposts. They are now out by as much as 1.25 inches at the most and three-quarter inches for some. There are five posts to be adjusted. I'm going to get two bottle jacks and four-by-four posts to raise the beam and start the process. I've read that a half turn is two millimetres, and that should be all the adjustment at any time. Two weeks later another adjustment can be made. I was wondering if I should just lower the worst ones until they are all the same distance out, then continue to lower all at the same time until we've reached a level state.
Thanks, John Arnold
Answer: Adjusting teleposts in a basement is a job that can be undertaken by a moderately skilled homeowner, but extreme caution must be exercised to prevent structural damage to the home. You have shown you have done some good research and understand the process, but there are still some flaws in your plans.
The information you have cited relating to amount and rate of adjustment appears to be fairly accurate, but I am concerned about some other comments you made. You state you are going to get a couple of jacks and wood posts to raise the beam before beginning the telepost adjustments. I am troubled by that statement, because raising or jacking a portion of the floor structure is not necessary in most situations and can be quite dangerous. Lifting up a main beam that will have several tonnes of load with a four-by-four post and small jack is not something I would recommend the average weekend warrior attempt. If not done correctly, the jack, wood post or steel telepost could slip or move, potentially injuring anyone standing nearby.
Most teleposts are installed without any significant fasteners to secure them at the top or bottom. They are normally held in place simply by the weight of the floor structure, or possibly small nails at the top plate under the main beam. If the beam is raised too high by jacking, and the load improperly shifted, one or more teleposts could become loose and fall over. It may be difficult to properly replace any of these posts before structural issues arise, unless you have several people helping you at the time of the jacking. While this is an important safety consideration, I also question why you are planning this step altogether.
A telepost is a round, steel cylinders with a threaded rod at the top supported by a steel plate on top of the cylinder. The purpose of the threaded rod is to allow adjustment of the overall height of this simple mechanism. Most teleposts installed in homes your age have opposite flattened sections near the top of this bolt, to allow a wrench to fit around. To lower or raise the bolt, the wrench will simply have to be cranked in one direction or the other. As you have stated, most homes require lowering of the posts. While it may be difficult to manually turn the bolt upon first attempt, once a complete revolution has been achieved, it may be quite easy to continue with minimal exertion. To start the adjustment process, a large hammer or steel pipe and sledgehammer may be all that is required. Hitting the wrench or the extension pipe placed over top of the wrench in the correct direction should provide enough torque to get the threads to move. Spraying the bolt with WD40 or other penetrating oil at least a day before beginning will also help to loosen corrosion and lubricate the threads, making the adjustment even smoother.
As far as lowering the higher posts to the proposed current height of the lower ones, that may also be problematic. While this makes sense in theory, it may not work well in the real world. That's because the laminated wood of the beam, and also the floor joists, are no longer straight or unaltered. The uneven pressure of the teleposts and other loads on top of the floor have likely caused some noticeable bowing in the wood-floor structure. This warping of the wood may have taken years, or decades, to get to the point it is now. This will not be easily reversed in the short period of time you plan between adjustments. If you try to lower the higher posts too much, they may become completely loose, and fall over due to this bowing of the floor structure. This could happen with one or more of the higher teleposts and lead to serious safety issues. For that reason, it is advisable to adjust all the teleposts together. You may be able to do some of the lower posts a quarter turn relative to a half turn for the ones that need more adjustments.
The final thing to address is the overall amount of drop and your measurements. I'm not sure what method you have used to determine the height differential, but don't be alarmed if you have to stop before you reach your measured approximations. You may never be able to return the beam to its original position, so a reasonable amount will suffice. Be careful not to attempt to level the beam, as the house has likely settled and one end may be significantly lower than the other. Straightening the beam is the proper goal, rather than looking for it to be level. Look to the doors on the main floor, and any noticeable floor bumps, to determine when to stop. When the doors are substantially square, or smoother operating, that may be far enough.
Adjusting teleposts is not a difficult job technically, but can cause major problems if done improperly. Ensuring you go as slowly as you are planning will help prevent serious cracks or structural issues but be careful not to expect perfection. Easing the natural upward movement of the floor structure so doors operate better and minimal floor bumps are seen, should be enough for a satisfactory conclusion.
Ari Marantz is the owner of Trained Eye Home Inspection Ltd. and president of the Canadian Association of Home & Property Inspectors - Manitoba (www.cahpi.mb.ca). Questions can be emailed to the address below. Ari can be reached at 204-291-5358 or check out his website at www.trainedeye.ca.
trainedeye@iname.com
