Frame Issues

Issue #1

The concrete pier in this photograph is one of 15 holding a large deck in place. The deck has become unstable to walk on. These piers are compromised due to the wood column embedded into them when they were cast. Wood expands and contracts in relationship to the amount of moisture it can absorb. It swelled and split the concrete, rendering it unstable. In order to remedy this problem the deck needs to be jacked up, the concrete columns hand dug and removed. Once they are removed and replaced and the correct anchorage of wood to concrete occurs, they will be able to support the deck. Depending on the soil type, budget is $150-$175 per column.

I saw this on the back of a large single family house. It is the second floor deck about 16 feet off the ground. The teenagers of the house like to use it while on the cell phone talking with friends, and throw balls to the 2 Golden Labs. The wooden vertical support columns are incorrectly cut. The horizontal frame is pulling away from the vertical frame. The nails are in the process of withdrawing at the major frame junctions. The barrier railings are loose and the floor joists are end nailed with the nails withdrawing. This is a life safety hazard for all in the house or visiting. Removal and replacement of the deck was around $2200.00. Cheap insurance to prevent a collapse.

Issue #3

This is a classic severing of the floor joists by the plumbing contractor. This drain pipe is used for the walk in shower. The floor of the shower is now significantly weakened and subject to failure. Employment of a competent licensed carpenter and a capital outlay of approximately $300.00 should make this safe and stable.

Issue #4

You are looking at the top of a cement filled Lalley column. This is one of the primary supports for the main girder of a home. We should be seeing a metal plate on top, otherwise known as a bearing plate. The missing bearing plate allows the lalley column to drive itself into the main girder and weaken it. The repair itself is fairly easy. It will require the main girder to be jacked up about ¼ of an inch and the bearing plate installed and secured in place. This is between a $300 to $500 project.

Issue #5

The metal brackets in the photograph are supposed to be fastened to a girder of sufficient size to have 100% contact. These brackets are the incorrect type for a salt water location. Along with that the girder is undersized and incapable of carrying the floor load from above over the long term. One avenue of repairs would be to install a girder under the floor joists, dig out and install footings and support the load with cement filled lally columns. So you are looking for a structural engineer, and a general contractor with a bill in the $1000.00 range.

Issue #6

This turned out to be a framing nightmare. The contractor incorrectly framed the entire wall and the 3 large double hung window opening. The header is too small to hold the second floor in place above the window. The header is the new lumber above the window. The wall studs were cut too short so he stuck little pieces of wood under them. And when he realized he cut the new kitchen wall frame around the windows too small, he improvised with little blocks. The whole wall needed to be re-framed, and an engineer brought on site for a set of plans and design assistance. At the time this photograph was taken, the contractor is nowhere to be found. The contractor has a major portion of the monies to rehab the kitchen. The new contractors repair bill for the framing rework is over $18,000.00.

Issue #7

And for all the folks who can fix and remodel anything, this picture depicts the worst. The original floor support system has been removed. The only thing holding the main floor in place is (5) 4X4 posts buried in the rubble of the cellar. The first floor has separated from the wall. The outside walls have shifted outwards, rotating on the foundation. The base of the chimney has been undermined. All this work was done by an unlicensed contractor, with no experience and without supervision or permits. He was hoping to “flip the property”. And the icing on the cake was that the main floor was groaning when walked on, and not that far either. The building was structurally compromised and unsafe to enter.