I had the first inspection today (rough-in framing, electrical, plumbing, and HVAC) on my DIY renovation after 15 months of weekend work. I failed, but there were only 3 minor issues — I need to double the jack studs in an 8′ window opening (I didn’t know that was necessary for a non-load-bearing wall), and he wants me to get an official to approve the detail drawing for how I built up a beam to support the load when I removed a section of load bearing wall. My plans were initially approved without the detail, and I consulted a structural engineer about how to do it — but now I have to get the detail approved after the fact. Hopefully it won’t be a problem. I also couldn’t find my copy of the plans with the city’s official approval stamp on them, so I will have to get another copy.
After looking around for 20 minutes and asking a couple of questions, the inspector had no issues with any of the plumbing or wiring. He measured the riser heights on the stairs but didn’t even look at the downstairs family room framing, A/V system wiring, or even open the electrical breaker box. It’s all to code, to the best of my understanding.
Thanks to everyone on BT for your advice and keeping me out of trouble so far! I’ll clear up these issues quickly I hope, then on to the insulation and drywall, and start making it look like a house again…my DW is getting tired of not having a kitchen!
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Show calculations for the supporting detail and you should be good.
Re >> he wants me to get an official to approve the detail drawing for how I built up a beam <<I'd think you can draw up something somewhat professional looking and then get the engineer you already consulted to stamp it. Maybe that was because you didn't have the approved plan set? Re loosing the approved plans, that is the one mistake I have never made. Although I think I have made every other possible mistake... BTW - I was late home from work today as I spent 1/2 hr digging through the back seat of my truck looking for an approved plan set for a house that I had just called in the framing inspection for - which I did find - I also found out why I can't find any of my long sleeved shirts, and I have probably 25 plans sets back there - I only keep the important sets in my truck :-)
Anyway, regarding your inspection results - you done good! Better than some of the pros I hire. Doubling up the jack studs sounds like a PITA though - I assume that means a longer header... I may likely have fallen in that pit too if it truly is a non-load bearing wall. Assuming it is an exterior wall (you said something about a window), I'm not sure I've seen any exterior walls that were not load bearing in some sense of the term though... One county I build in inspects like that - all trade roughins, framing, and an exterior inspection all at the same time - that's a very tough type of inspection to pass - that much stuff all at once.
Edited 1/2/2007 9:17 pm ET by Matt
When you get another set of plans stamped, take along a drawing of how you built up the beam with all the dimensions and whatnot. The plan reviewer will likely rubber stamp what you've done without needing to pay the engineer for something official.
I'd also draw up the framing, and whatever is above it, for the window with the single jacks and submit that to the plan reviewer. There's a good chance he'll aprove it so you won't have to replace the header with a wider one for the unnecessary double jacks. Of course if he agrees that it needs a double jack then you aren't out anything.
Beer was created so carpenters wouldn't rule the world.
Thanks. I got the city to email me the pdf file of my approved plans so I could print out another set. No problem.
I took a scale drawing of the beam to the city, but the plans reviewer wants me to get the engineer to stamp it first, then he will approve it. The engineer is coming out Monday to see what I built (at an additional hourly charge, of course). Hopefully it won't be a problem.
The "window" is a pass-through opening in an interior non-load-bearing partition wall. I got the inspector to agree to let me just put in an additional 2x4 on each side of the opening, between the header and the bottom plate of the rough opening (which is supported by cripples). It makes the opening 3" narrower, but I got it done in 10 minutes, no big deal. Since I have wires running in the wall below the window it would have been a PITA to take the wires out to cut in the additional jack studs all the way to the floor (or to tear it all out and make a new header!).