Benefits and Process of House Lifting and Raising
"House lifting" or "house raising" essentially refers to the process of elevating a house above its original level. However, this is not a task that can be undertaken on a whim; it involves legal regulations and technical procedures that must be performed exclusively by expert engineers, as the process impacts the entire structural integrity of the house.
Let’s explore what house lifting entails, the situations where it is applicable, and the associated benefits and precautions, ensuring the process is both legal and safe.
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What is House Lifting/Raising?
House lifting or raising is the process of elevating a house above its current level. It involves severing the connection between the house structure (specifically the columns or piers) and the foundation, then using hydraulic jacks to lift the house to the desired height. Afterward, supplementary structural supports are installed to bridge the gap created by the severed columns, ensuring the house's weight is safely transferred back to the foundation.
This method is suitable for both wooden and concrete houses. It is a long-established practice, originally developed because many homes were built near waterways—making them susceptible to flooding and subsidence. Raising the house serves as a solution to prevent potential structural failure over time.
Nowadays, house lifting is more convenient and standardized, though it comes with relatively high costs. Nevertheless, when compared to the expense of demolishing a house and rebuilding it from scratch, many homeowners view lifting as the more economical choice.
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Benefits of House Lifting/Raising
The primary benefits of house lifting revolve around addressing issues caused by changing environmental conditions—such as land or road filling that leaves the house sitting lower than the surrounding area, or recurring flooding problems that would otherwise necessitate relocation. It also addresses structural issues inherent to the house itself, such as subsidence or sinking often found in older homes. It offers a lifespan of several decades. Raising the house to make it higher and more structurally sound is a long-term solution that avoids the need to relocate or build a new home—processes that require significantly more time and budget than simply lifting the existing structure.
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When should you consider lifting or raising your house?
Lifting or raising a house involves certain risks and precautions, so careful consideration is required before making a decision. Generally, this process is commonly undertaken in three specific scenarios:
1. The house sits below road level
You might have originally chosen a location that was elevated above the road and free from flooding risks. However, subsequent road expansion projects can inadvertently leave your home at a lower elevation than the street. During heavy rainfall, if drainage cannot keep up, water may overflow and flood the ground floor.
Even if you construct concrete barriers to block the water, seepage can still occur through the floor, corners, wall-floor joints, and tile grout lines.
Lifting the house to raise the floor level above the road—while a multi-step process—provides an effective long-term solution.
2. The house is located in a flood-prone area
Many homeowners recall the major Bangkok floods of 2011. Consequently, understanding flood risks in Bangkok is a crucial factor when purchasing a home or a plot of land for construction.
Prolonged exposure to floodwaters or standing water can damage the home's structural integrity, as well as ruin furniture and household belongings. Raising the house by at least 1.5 meters (or more) can significantly mitigate flood-related damage.
3. Structural subsidence due to foundation issues
The foundation is a critical component of home construction. As they bear the entire weight of the house, piles must be robust and stable. Since piles are structural elements located underground, any settlement can lead to uneven floor levels; common warning signs include diagonal cracks in the walls and the house beginning to tilt.
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**Things to Consider When Raising or Lifting a House**
1. Raising or lifting a house involves cutting and lifting the entire structure to a higher elevation, then extending the columns to connect the house to the existing or newly reinforced foundation. This process must be carried out exclusively by expert engineers.
2. This method is best suited for standalone structures, such as detached houses. It is generally unsuitable for shophouses or townhouses because the lifting process must be applied to the entire structure; it cannot be done to just one section. For shophouses or townhouses, the entire row would need to be lifted simultaneously if such a project were to be undertaken.
3. Legally, raising or lifting a house is classified as a building modification. It requires submitting a permit application to local authorities. By law, a qualified engineer must handle the design and supervise the work to ensure accountability.
4. Even with lessons learned from the 2011 floods—knowing which Bangkok districts were affected and the peak flood levels—raising a house above the previous flood line does not guarantee 100% protection against future flooding.
5. Raising a house may necessitate structural adjustments, such as adding stairs or ramps for access. These changes might not be suitable for the elderly, as they would have to navigate a greater height to enter the home.
6. The cost of raising or lifting a house is quite high—roughly estimated at half the cost of building a new home. Homeowners should weigh the options: is it more worthwhile to raise the existing house (keeping its original condition) or to build a new one (which would be in better overall condition)?
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This information is intended to assist those considering raising or lifting their homes. While the process offers long-term solutions, it is not something that can be undertaken impulsively; careful consideration is required. There are several factors to consider—including the budget and the house's structure—to prevent damage or accidents while the house is being jacked up or lifted.
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Thanks to DD-Property for the helpful information.
