Hey gang,
Got a two part question here. First is, “do I need a structural engineer?” and second is “anyone know a structural engineer in the Boston area?”
Here’s a brief synopsis of the situation: I just returned from looking at a job that started with a phone call like this….
the guy: “hey can you swing by and give me an estimate for a tile repair on my bathroom floor and a full kitchen remodel”
me: “sure, I’m booked until January as far the kitchen remodel goes, but I can probably squeeze in a rainy day putting your floor back together”
the guy: “sounds fair…see you tomorrow”
Tonight I pick up the guy’s loose tile and my fist goes through his subfloor. “let’s have a look in the basement” I say.
Something’s leaking and I can’t find it…no problem, let’s get a plumber in here to stop the leak first of all. Here comes my situation. The water has damaged not only the subfloor, but also about a foot of two joists and a four foot section of a main carrying beam are badly rotted with long term water damage. The condo is an old factory converted into condo’s. The rotted carrying beam continues through to other units as well as the other end of the joists. There are also five or six power mains for other units attached to the beam along with it being blocked in on one side by a brick wall and plumbing all around the thing. What I’m getting at is just removing the beam (or even a section of it) is a MAJOR undertaking.
I’m leaning towards a fix that would possibly head off the rotted joists back where they are good. Posting the beam permanantly on either side of the rot and removing the rotted section. Replacing the rotted portion of the beam (now resting on 1/2 the new columns supporting the existing beam) and running new joists from the new header to the new beam. Obviously I’ll have to excavate footings for the new posts.
Another option would be to dig footers for a new bearing wall to support the two rotted joists. The problem is in a corner of the basement, so the wall could become part of a closet without it looking too odd. Then I could remove the rotted section of the beam and post either end and hide it in the inside wall of the closet.
My question I guess is, is this a situation where a structural engineer would be useful? I’ve never had to call on one before as I mainly deal with new construction and additions. Those of you who know me know that I am plenty familiar with local framing codes and am qualified to do the work, I’m just wondering if this is the appropriate time for one. It would certainly help cover my azz on it. A drawing with a stamp would probably make the permitting go smoother as well.
I guess my gut is telling me to call one, but I’m wondering if I’m just gun shy? Sorry for such a long post.
Thanks in advance, Brian
Replies
My guess is you need an engineer to get a permit.
I once used a character named Bob Devlin. He is west of Boston, near Natick-Framingham, so I'm not sure where you are in Boston or whether he would deal with it. He's like an old military guy and will set you straight on the first meeting. But he did good solid work. I think he's an inspector in one of the towns there and moonlights his PE work, but not sure.
I am a little out of my league here, but once needed an engineer to add post's under decks that had become damaged by carpenter ants. At that time, we could not get the permit from the city without the Eng. stamp. Unless you are going to just rplace it as is, which sounds nearly impossible, I think you have no choice. Price accordingly of course! Have fun
Dan
Seems as though you would be working within the domain of the condo association at this point. Are you sure the structure is the unit owner's responsibility?
Diesel
From what I've read around here you always need an Engineer, and if you have to ask if you need a Engineer, then you need a Lawyer to hire your Engineer for you.
C.
It sounds like you have a pretty good handle on the problem, not that we can really judge from a written description. A structural engineer will probably just confirm what you already know and will probably not tell you how to handle the real crucial part of the problem, that is, how to support the structure while you remove the rotten wood. However if you need the stamp for the permit, you might as well learn something and get some peace of mind by getting an engineer with some experience in this area.