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My husband and I just bought a 1915 frame Chicago two-flat. When we purchased it, the attic was already “built-out” to a certain extent – mdf subfloor, drywall, electric. However, after doing a little work, and getting ready to have a plumber come in to put in the pipes, I’ve discovered that the floor joists are only 2x6s. Great. I’ve checked the span tables and one “half” of the span is alright, but we are 2 feet over span on the other “half”.
I realize we definitely have to reinforce where the bathroom will be, but do you recommend reinforcing in the other room (will be a large open room for a master bedroom) Code says for sleeping rooms use 30psf, but for dwelling rooms use 40psf. The guys on my jobsite give me conflicting opinions because the 2x6s are true 2x6s. (1915 lumber?) But everything below is plaster – which is beginning to seem to me to have the durability of egg-shells.
Any additional opinions on this would be greatly appreciated –
Thanks,
Sarah
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Sarah,
First off, anywhere you have 2 x 6s as floor joists, I would say would require some additional support unless its just attic storage space that live loads are almost never on.
Next, I'd spend the money and have a structural engineer take a look at it. Sure, its some extra cash you probably hadn't budgeted for but a P.E. opinion in a situation like this to me is worth it. I wouldn't risk anyone's safety or even the integrity of the building by "guessing" or cutting corners. Thats just me of course.
Finally, the fact of them being "true" 2 x 6s doesn't really matter in the scope of beefing them up. Any dimensional lumber can be configured to fit into those dimensions to get the job done. Also, some engineered lumber can be used to allow for a greater strength to weight ratio and might actually be easier to impliment into the scope of the project.
And remember, its easier to do the job correctly now than to have to correct it later.
Good luck!
Mike
*Ditto on the engineer.Chances are the solution will be making up finch plates. Combination of plywood and a sister of 2x6 y.p.I'm sure you'll find further info in the archives.Luck
*Ditto on what Michael said. I've cheated on the span tables with the inpsector's permission by doubling up every other joist and/or adding blocking between them. All of this involves ripping up your old floor.There is nothing, and I repeat nothing, you can do on the surface of the floor, like adding more subfloor to beef it up. Attack the cause at the root.
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My husband and I just bought a 1915 frame Chicago two-flat. When we purchased it, the attic was already "built-out" to a certain extent - mdf subfloor, drywall, electric. However, after doing a little work, and getting ready to have a plumber come in to put in the pipes, I've discovered that the floor joists are only 2x6s. Great. I've checked the span tables and one "half" of the span is alright, but we are 2 feet over span on the other "half".
I realize we definitely have to reinforce where the bathroom will be, but do you recommend reinforcing in the other room (will be a large open room for a master bedroom) Code says for sleeping rooms use 30psf, but for dwelling rooms use 40psf. The guys on my jobsite give me conflicting opinions because the 2x6s are true 2x6s. (1915 lumber?) But everything below is plaster - which is beginning to seem to me to have the durability of egg-shells.
Any additional opinions on this would be greatly appreciated -
Thanks,
Sarah