April 18, 2006
Structural inspection Report: 429 Indiana St.
Adrian D. Jones
City of Lawrence
Building Inspector
On April 14th, 2006, I met with the owners of the property to perform a structural inspection of the above referenced property. An inspection of the basement was performed on April 17th, 2006. The structure is a one story single family dwelling. There have been at least two additions to the original structure. Below is a detailed list of my findings:
Foundation
The front portion of the structure is resting on the original rock and stone foundation. It is in relatively fair condition for a stone foundation. There is a large crack on the south wall. That crack can be stabilized with mortar and pinnings. The rear 1/3 of the structure has a cinder block foundation. The cinderblock foundation was poorly constructed. The cinderblocks appear to have been placed directly on grade with no footings.
The rear foundation walls have completely failed. The blocks have cracked and separated. Differential settling has occurred. The entire rear cinderblock foundation will need to be removed and a new foundation built. The new foundation will require new footings and a cinderblock or poured foundation wall. The new foundation should be pinned into the existing foundation. There are no footings under the main support bearing post in the basement. Support post will require new footings.
Floor System
The floor system for the original portion of the structure is composed of 2x6 floor joist, 24 to 30 spacing. The joist span is approximately 11 feet. Many of the floor joists have rot; 2x 6 joist have been scabbed onto existing joists to repair cracks and rot. The main center support beam is a combination of a solid 6 by 6 beam and triple 2x 6 beam. The center support beam is supported by bedpost bearing directly on grade. The ends of the post that are in contact with the earth have rotted. The post beam connection is uneven and shims have been wedged between the beams and support to compensate for the irregularity. The floor system for the rear portion of the structure is 2x 6 floor joist. The support beam are doubled 2x6 joist. The support beams are resting on cinderblocks.
The cracked and rotted floor joist will have to be replaced. The existing 2x6 floor joist system is insufficient to carry the code required 40lbs per square foot. The maximum spacing allowed by current code for 2x6 floor joist is 24. In order to carry a 40lb floor load the existing floor joist would require 2X 6 floor joist on 12 spacing. The main support beams would have to be replaced or repaired. All of the bedpost support post would have to be replaced with steel post and additional post added resting on new footings. All new floor joist will require joist hangers and framing anchors. The floor sheathing is rotted through or severely weakened in several locations. The living room has the most amount of damage to the sheathing. This can be repaired by patching with new plywood sheathing.
Due to the significant number of new floor joist required and existing joist replaced it would not be wise or prudent to keep the few joist that were in good condition. The structure needs the floor system, which includes the floor joist beams, sheathing and support post replaced or substantially repaired.
Exterior Walls
The sheathing of exterior walls on the original portion of the structure has severe rot in many locations. The sheathing on the south wall is much worse than the north. Areas on the south wall have completely rotted through. It is my opinion that the rot is so extensive that most if not all of the sheathing will need to be replaced.
The exterior walls are 2x 4 studs 16 spacing. Some sections of the exterior walls have a top plate and in some location the rafters are resting directly on the wall studs. Current Code requires a double top plate for structural rigidity and wind bracing. The top plate is also required to transfer the load from the ceiling joist and rafters to the wall studs and down through the foundation. The top plate is missing on the east wall, north wall and south bedroom wall. The top plate has rotted through completely in locations on the north, east south wall. Exterior walls will have to be reframed to install required double top plate. Rotted wall studs will have to be replaced. Walls will require bracing using diagonal bracing straps.
Rear Addition.
The foundation of the rear addition has completely failed. This has caused the entire rear portion of the structure to shift and become unstable. The rear deck is also unsafe due to shift and rotten structural members. The walls on the rear portion of the structure has shifted along with the failed foundation and are no longer structurally sound. The rear portion of the structure, which includes the foundation, floor system, ceiling joist and rafters is structurally unsafe. That portion of the structure will have to be replaced with new construction.
Ceiling Joist and Rafters
The rafters in the original portion of the structure are 2x 4 rafters with 24 spacing. The rafters are in relatively good condition; 4 to 6 rafters bearing on the north wall and east wall have severe rot. The main issue with the rafters exist with the construction methods. The rafter tails have been severely over cut and bearing on the tail end of the rafter instead of the seat. This substantially reduces the bearing capacity of the rafter. Current code does not permit this type of bearing for rafters. The end bearing points of the rafters need to be substantially strengthened or replaced. The rafters that have rotted need to be replaced.
The ceiling joist are a combination of 2x 4, 2x 6 and 1x 6, generally spaced at 16. The 2x 4 ceiling joists over the living room are over spanned. Current code requires a minimum of 2x 6. Ceiling joists bearing of south bedroom walls ends are rotted. Several ceiling joist bearing on front east wall are rotted on the ends. Over spanned 2x 4 ceiling joist over the living room will have to be replaced with 2x 6 ceiling joists. Ceiling joists that are rotted or cracked will need to be replaced.
Front Porch
The front porch floor joist and support member have rotted and collapsed. The decking and support beams also support the porch cover. The connection of the ledger board to the structure is rotted and failing. There are no joist hangers supporting the floor joist. The single 2x 6 rim beam is undersized. The front porch and cover needs to be replaced with new construction. The rotted ledger board should be replaced and new footings added under new support post.
Conclusion
Based on this structural analysis, the rehab estimate previously submitted did not include a number of structural related items. Therefore, the rehab estimate is conservatively low in light of this investigation and would likely require additional funds to adequately rehabilitate the structure above and beyond the approximately $80,000 previously reported.
Summary of Remedial Actions
1. Rear addition and deck to be completely removed and replaced. New construction includes new
Footings, foundation wall, floor joist, support beams and posts
2. Repair crack in existing rock and stone foundation.
3. Recommend complete replacement of front porch and porch cover. If not replaced, replace ledger board, rim beam, floor joist, install new support post. Install new code compliant footings, railing and stairs.
4. Repair or replace damaged and rotted floor joist. Add floor joist or support beams to increase load bearing capacity of interior floor to meet current code requirements.
5. Replace bedpost support post with steel post bearing on interior footing pads.
6. Replace main support beam with single uniform and properly sized beam. Beam should have proper post beam connection.
7. Replace rotted exterior wall sheathing.
8. Reframe walls with double top plate.
9. Install new headers over door and window openings
10. Replace rotted or damaged wall studs.
11. Repair damaged and rotted floor sheathing.
12. Replaced over spanned ceiling joist
13. Replaced damaged or rotted ceiling joist
14. Replace damaged or rotted rafters
15. Strengthen or replace over cut rafters.
16. Replace or repair roof sheathing