Nashville Brick Cottage Foundation Replacement and House Lift

Grounded: Foundation Work on the Nashville Brick Cottage

The Nashville brick cottage renovation represents one of the most comprehensive structural transformations documented by This Old House in its 46th season. At the heart of this ambitious project lies a critical challenge that many historic homeowners face: dealing with a deteriorating foundation that threatens the very integrity of the structure. For Adam Ford and Rachel Modahl, their beloved 1929 brick cottage in Nashville’s Lockeland Springs neighborhood possessed undeniable charm and strong bones, but the foundation told a different story. The original foundation had deteriorated significantly over nearly a century, making it impossible to expand the living space without addressing this fundamental issue first.

Understanding the Original Foundation Problems

When Adam and Rachel purchased their 1929 brick cottage, they knew they were taking on a substantial renovation project. However, the true scope of the foundation issues became apparent once professional engineers conducted a thorough inspection. The original foundation, built nearly 100 years ago, had settled unevenly and showed significant signs of wear and failure. This deterioration wasn’t merely a cosmetic concern—it posed serious structural risks and severely limited the home’s expansion potential. The couple’s vision of growing their 1,900-square-foot home to 3,400 square feet required not just interior remodeling but a complete reimagining of the home’s structural foundation.

Engineers quickly determined that a complete foundation replacement was the only viable solution. Rather than attempting temporary repairs or partial reinforcement, they recommended a more ambitious approach: physically lifting the entire house off its failing foundation, excavating the basement area, installing new structural elements, and then settling the house onto a brand-new, modern foundation. This process, while complex and costly, would provide the structural integrity necessary to support the planned expansion and ensure the home’s stability for the next century or more.

The House Lifting Process

One of the most dramatic phases of the Nashville brick cottage renovation involved lifting the entire 1929 structure off the ground. This wasn’t a simple procedure—it required specialized equipment, expert personnel, and meticulous planning. Expert house mover Don Toothman and his team took on the responsibility of executing this delicate operation. The process began with preparing the home and surrounding area, ensuring that utilities were disconnected or protected, and that the structure was properly braced to withstand the lifting process.

The actual lifting process involved strategically placing hydraulic jacks at key points beneath the structure’s load-bearing walls. These jacks, working in carefully coordinated sequence, gradually raised the entire house inch by inch off its original foundation. This required constant monitoring and adjustment to ensure the structure remained level and stable throughout the process. Any shifting or uneven lifting could damage the home’s carefully preserved interior elements or compromise the structural integrity of the walls and floors.

The lifting operation represented a critical milestone in the renovation journey, marking the transition from preserving the existing structure to fundamentally reimagining its foundation. As the house rose, it revealed the deteriorated foundation beneath—a clear visual confirmation of why this extensive work was necessary. The lifted position also created the necessary space to begin the excavation and foundation work that would follow.

Excavation and Structural Preparation

With the house safely elevated above ground, the next phase involved excavating the basement area to create more usable space. The original basement was constrained by the poor foundation and low ceiling heights, making it essentially unusable except for storage and utilities. The excavation plan called for digging deeper to create a full basement with adequate headroom—approximately 10 feet of ceiling height—that could be converted into functional living spaces.

The excavation process had to be executed carefully to avoid destabilizing the surrounding soil or causing any movement of the suspended house above. Heavy equipment removed layers of earth while workers monitored the structural integrity of the elevated home. The excavated material had to be properly managed and disposed of, and the work site required careful organization to ensure safety and efficiency.

Once the basement area had been properly excavated and prepared, the crew installed precast concrete structural walls that would form the foundation of the new basement space. These modern precast concrete elements offered superior strength and durability compared to traditional poured concrete or the aging brick-and-stone construction of the original foundation. The precast walls were positioned to create a solid, reliable structure capable of supporting both the original house and the planned second-story addition and expanded living spaces.

Installing the New Foundation System

The new foundation system represented a significant upgrade from the original structure that had been in place since 1929. The 10-foot precast concrete structural walls provided excellent load-bearing capacity and durability. These modern components were engineered to current building codes and standards, ensuring that the foundation would meet or exceed contemporary structural requirements. The installation process required precise positioning and alignment to ensure that all components worked together as an integrated system.

The new foundation wasn’t just about raw structural capacity—it also needed to address moisture control, drainage, and long-term durability. Modern foundation systems include layers of protection against water infiltration and soil pressure. The precast concrete walls were complemented by proper drainage systems and moisture barriers that would keep the basement dry and protect the structure from the wear and tear that often accompanies basements in older homes.

One particularly innovative aspect of the new foundation system involved reusing certain existing mechanical systems. Rather than replacing everything, the team opted to reuse the existing gas-fired hot water heater and gas-fired heating unit where possible, incorporating them into the new foundation design. This approach balanced the need for modern structural integrity with practical considerations about cost and environmental impact.

The House Settlement and Verification

Once the new foundation system was fully installed and prepared, the critical moment arrived: lowering the house back down onto its new foundation. The hydraulic jacks that had lifted the structure were gradually reversed, settling the 1929 brick cottage onto the modern precast concrete foundation system. This process required the same level of precision and careful monitoring as the lifting operation. Engineers and construction professionals watched closely to ensure that the house settled evenly, that no unexpected stresses developed, and that all structural elements aligned properly.

The settlement process marked a major psychological milestone for the project team and the homeowners. The house that had been suspended above ground for weeks was now resting on a solid, modern foundation that would support it for the next century or more. Verification work followed, with engineers conducting inspections to confirm that all connections were secure, that the structure had settled properly, and that no damage had occurred during the lifting and lowering process.

Expanded Basement Functionality

With the new foundation in place and the increased basement headroom now available, the renovation team could transform the previously unusable basement into functional living space. The plan included a utility sink, a full bathroom, and a dedicated laundry area—all spaces that had been impossible in the original low-ceilinged basement. Additionally, rough-ins were installed for a future in-law suite, providing the flexibility for the homeowners to expand their living arrangements as their family needs evolved.

One particularly innovative feature of the new basement design was a safe room—a specially reinforced space designed to provide shelter during severe weather events such as tornadoes. Given Nashville’s location in a region prone to severe weather, this addition offered peace of mind for Adam and Rachel as they raised their young family. The safe room represented a modern comfort and safety consideration that simply wasn’t possible with the original foundation system.

Modern HVAC Integration with the New Foundation

The expanded basement space and new foundation system required a comprehensive approach to climate control throughout the home. The design team implemented a smart HVAC system that intelligently distributed heating and cooling based on the needs of different zones. The existing gas-fired hot water heater and gas-fired heating unit were retained for the basement and first floor, proving that modern renovation doesn’t always mean replacing everything with new equipment. However, a new heat pump was added to condition the newly created second floor, which had been carved from the previously unusable attic space.

This layered HVAC approach ensured that all areas of the expanded home—from the new basement to the new second floor—received appropriate climate control while optimizing energy efficiency and operational costs. The system was designed to work seamlessly with the structural changes, ensuring that air distribution, ductwork, and mechanical systems were integrated into the overall renovation plan from the foundation level upward.

Key Design Elements and Takeaways

Preservation Meets Innovation

The foundation replacement on the Nashville brick cottage demonstrates how serious structural challenges can be addressed while maintaining the home’s historic character. By choosing to lift and replace rather than demolish and rebuild, the homeowners preserved the original 1929 brick facade and interior character-defining elements while achieving modern structural standards and creating significantly more usable space.

Thoughtful Planning and Expert Execution

The success of the foundation work depended on collaboration between structural engineers, specialized house movers, and experienced construction professionals. Each team member brought specific expertise to their portion of the work, and careful coordination ensured that the complex process proceeded safely and efficiently.

Long-Term Value Creation

While the foundation replacement represented a substantial investment, it created lasting value. The new foundation provides stability for at least the next 100 years, supports the structural additions and expansions, and enables the installation of modern mechanical systems that improve comfort and energy efficiency throughout the home.

Frequently Asked Questions

Q: Why is foundation replacement necessary for historic homes?

A: Original foundations built 80+ years ago often settle unevenly and deteriorate over time. Replacement ensures structural stability, enables expansion, and provides a solid base for modern upgrades while preserving the historic structure above.

Q: What is involved in lifting a house off its foundation?

A: The process involves disconnecting utilities, strategically placing hydraulic jacks under load-bearing walls, and gradually raising the structure inch by inch while monitoring for stability. Specialized house movers coordinate this delicate operation to prevent damage.

Q: Can you reuse existing HVAC systems with a new foundation?

A: Yes, existing gas-fired heating systems can often be retained and integrated into new designs. However, expanding living spaces typically requires supplemental systems, such as heat pumps for upper floors or new zones.

Q: How long does a complete foundation replacement take?

A: Timeline varies based on foundation condition, excavation needs, and precast component installation. The Nashville cottage project shows that this phase can span several weeks to months, depending on complexity.

Q: What permits and approvals are needed for foundation work?

A: Foundation replacement requires structural engineering plans, building permits, and inspections. Historic homes may need additional approvals from preservation boards to ensure the work maintains the structure’s historic integrity.