Hi, everybody.
I have a question about old house renovations.
I will eventually get a large job converting an old (1837) house into a comercial space. There is an architect involved (spending all the client’s money before the job gets done…) Part of the requirments for the comercial space are that the floor loading specs are for 100 psf. There has been an engineer involved, and his report deterimined that the structure is built with Eastern White Pine. The spans are around 13 to15 feet. The joists are actual size 2 x 10. He also determined that all the joists are overspannned and have to be supported. He said there is too much deflection. The architect thinks that this lumber is” about as strong as balsa wood” and has started designing to support the house with all new beams , etc.
My question is, and I am not an engineer, is what do other people feel about these comments about the type of lumber, and the span of these beams? I have worked mostly on old houses, and like most, this house is rock solid, and all the walls and corners are true and straight. I can jump in the middle of any room and nothing bounces. Can’t say that for many of the newer houses. I will not question the engineer and architect, just looking for other oppinions.
Thanks
Steve
Replies
Plenty of timber frames are built in their entirety w/Eastern White Pine ..ask Ted Benson...he talks about it all the time in his books, so I don't know why he'd say it's like balsa wood and over the decades imo the wood only gets stronger.
As you can see in my website..the last big reno/resto I did was on a circa:1680 house I owned (and just sold).
Off the top of my head I'd say 2x10's over 15' is pushing it as far as deflection goes...and how far apart the joists are makes a difference. YOu never mentioned the spacing.
My guess is the joists are a full 2x10. I'm not sure why the archy thinks after being there well over 100 years it's gonna go anywhere tomorrow.
Depends what his plans are for the house I suppose. If he were to tile a floor like that or set a claw foot cast iron tub in the middle of the room there may be issues but I doubt he's putting a bathroom there..just a guess.
I heard stranger things about what an engineer/archy thought my old house needed. all I could do was laugh...Friggin' thing was there over 325 years AND the structural lumber was all solid oak to boot.