Tag Archives: water table

Rain Country, A High Water Table, and Door Options

This week the Pole Barn Guru answers reader questions about any added features for “rain country” like western Washington, use of UC-4B pressure preservative treated columns in a high water table area, and the options of a sliding door vs a sectional overhead door in an RV storage building.

DEAR POLE BARN GURU: Do many people build Hansen barndos in western Washington rain country and if so what added features. Are to be considered in heavy rain areas. DALE in WEST RICHLAND

DEAR DALE: Thank you for your interest in a new Hansen Pole Building. We have provided over 1000 fully engineered post frame buildings to our clients in Washington State, more than any other state!

There are some keys to success when building in any wet/damp climate.

Good site preparation is foremost. You want to have your concrete slab on grade to be poured on top of six to 12 inches of a properly compacted sub base, then add another two to six inches of sand or sandy gravel, before placing vapor barrier and any under slab insulation.

Building footprint should have a finished grade high enough to allow surrounding ground to be finish graded to slope away from building at no less than a 5% grade for 10 feet.

Building should have eave overhangs (12 to 24 inches) with gutters. Gutters should have drain exits at least 10 feet away from building.

Place a well-sealed Weather Resistant Barrier between wall girts and siding.


DEAR POLE BARN GURU: Going to build 2 pole barns on my property in Wewahitchka Florida about 15 miles from Mexico Beach. Water table on property is high and in a three foot post hole the water will seep and maintain 2 foot of water. Besides having a potential of hurricane winds what do you feel is best to withstand the water and winds over time for the supporting posts? Some I have read say wet set anchors are a pivot point not good for hurricane situations? Some posts in the ground not to weaken the post when blown by hurricane winds. Please inform best way and I am putting in for a quote from your company. ED in WEWAHITCHKA

DEAR ED: Embedded columns will be far more resistant to wind loads than bracket mounts.

If it was my own building(s), I would build up my site with compactable fill about two feet (compacted no less than every six inches) then sloped away from building no less than 5% for 10 feet or more. I’d then use columns embedded in ground.


DEAR POLE BARN GURU: I am exploring options for a garage for my 33ft 5th wheel RV. My RV is 12.5 ft tall, so looking at a 14 ft high door opening. Door Width will be 12 ft total. I’m looking at dual external sliding doors vs. a large and expensive rollup door. Is there a way to seal or insulate a sliding door setup? The only sliding door setups I am familiar with leave gaps at the sides, bottom, top. I have not decided if I will go metal kit, pole barn, or a traditional 2×4 and truss method for the structure. Thanks ROB in HERNDON

RV Storage BuildingDEAR ROB: After roughly 20,000 buildings, I have yet to have any client wish they would have installed sliding doors, rather than sectional steel overhead doors.

Your downsides of sliding doors are many. They will only seal tight enough to allow your neighbor’s cat to get in (not to mention the mice being chased by said cat). They cannot be effectively insulated. While electric openers are available, they are not for those who are faint of pocket book (read more about electric sliding door openers here: https://www.hansenpolebuildings.com/2017/04/propel-electric-door-openers/).

Most importantly, sliding doors are not wind load rated. This can become highly problematic. https://www.hansenpolebuildings.com/2014/12/wind-load-rated-garage-doors/



You Have to Get It In

Disclaimer – this and subsequent articles on this subject are not intended to be legal advice, merely an example for discussions between you and your legal advisor.

Please keep in mind, many of these terms are applicable towards post frame building kits and would require edits for cases where a builder is providing erection services or materials and labor.

PREMISES: Purchaser will be responsible for personal injury or property damage sustained by anyone entering the jobsite, as well as security. Purchaser warrants soil is of bearing capacity to meet what is stated in the Agreement. Seller has not made any soil studies, and the determination of any need for a soil analysis, as well as the costs of the same, shall be made by and paid for directly by Purchaser. In the event soil bearing capacity is less than as stated, any and all costs of redesign, redrafting or reengineering shall be paid for by Purchaser.

This version of “premises” is written specifically towards built buildings and is, for practical purposes, a ‘hard rock clause’:

PREMISES: Purchaser will be responsible for personal injury or property damage sustained by Purchaser or third parties who enter the jobsite, and for all security at jobsite. Upon completion, Seller shall remove all of Seller’s tools, construction equipment and machinery from the building site. 

Purchaser warrants that all soil is clean, unobstructed, of adequate bearing capacity and meets a minimum of 95% compaction. Seller’s price allots a maximum average of 30 person-minutes per column hole for hand-digging or 10 equipment-minutes per column for auguring, with excess time to be paid for by purchaser pursuant to Section xx of this Agreement, “Change Orders”. 

Purchaser to absorb all costs associated with underground water or unexpectedly high water table including, but not limited to, diversion of flow or removal of water from column holes. 

Seller has not made any soil studies, and the determination of any need for a soil analysis, as well as the cost of the analysis, shall be paid directly by Purchaser. 

Should asbestos or other hazardous waste be discovered during the course of Seller’s work, Seller will promptly notify Purchaser, who must advise the applicable governmental agencies. It shall thereafter be Purchaser’s responsibility to contract a certified hazardous waste removal contractor in order to perform all asbestos or hazardous waste removal. 

For extended reading on ‘hard-rock’ clauses: https://www.hansenpolebuildings.com/2014/03/hard-rock-clause/

TRANSPORTATION/SHIPMENT: Other than ferry charges, freight and transportation charges within the Continental United States are included in sales price unless otherwise expressly stated in the Agreement. For projects outside of the Continental U.S., shipment is made to a mutually agreeable port, or is available for “will call” at one of Seller’s distribution points. If needed, Purchaser will provide any permits and/or pilot cars for oversized loads, and equipment and/or labor required to unload trucks. 

Purchaser shall make access to the building site available at all times to Seller’s agents for purposes of delivery. 

Materials delivery challenges: Once any material leaves the truck bed it becomes responsibility of the Purchaser and all risk of loss, damage, and other incidents of ownership shall immediately pass to Purchaser, but title to such materials will be retained by Seller as security interest for Purchaser’s performance until payment in full is received. This security interest constitutes a “purchase money security interest” pursuant to the Uniform Commercial Code. 

Signed delivery slips shall be proof of receipt of materials in good order. Acceptance by common carriers shall constitute delivery, therefore, the freight carriers are liable for materials lost or damaged in transit and (in case of loss or damage en route), Purchaser must immediately notify the carrier’s agent at destination, in order to establish a formal claim when presented, and no claims for damages shall be made against Seller.

PROTECTION OF WORK: It is agreed Purchaser shall be responsible for replacement of any stolen or damaged material after delivery in good order.

DELIVERY ACCESS: Purchaser shall provide clear, level site, with sufficient area and adequate access (at least 10 feet in width and up to 14 feet of height) for trucks to make delivery without danger to property or equipment, and shall assume, pay and hold Seller harmless from all claims of damages to property of others. Delivery trucks may be semi tractors pulling 48′ or longer trailers. If a site does not have adequate access, it is the responsibility of the Purchaser to find a suitable alternative delivery location. 

Drivers are instructed to not risk themselves, their loads, or their equipment in an attempt to make delivery to a location driver deems as unsafe. The final decision as to adequacy of access shall be determined by the truck driver. Should, for any reason, adequate access is unavailable and Seller’s truck must make another trip to the job site, Purchaser agrees to pay the cost of an extra delivery at $5 per loaded mile, with a $250 minimum. 

In the event Purchaser instructs a driver to access over a particular route or area and the truck becomes stuck, requiring towing, or causing damage, Purchaser will absorb all expenses, including a minimum of $120.00 per hour truck standby time for each and every hour, or partial hour, truck is stuck or delayed. Purchaser shall be responsible to provide safety jackets, warning signs, whistles and persons to direct traffic, if necessary, to allow access to the jobsite. Should materials NOT be able to be delivered and properly stocked, the Purchaser agrees to absorb all costs of moving materials.