Another big chunk of stuff
The architect wrote this morning:
"As noted before, the entire east foundation wall needed to be
replaced. All the sills on this wall also will be replaced as they
are rotted and in some instance non existing.
"After much discussion in our office and with [builder], we note that
in a best case scenario replacing all of the footings would be best,
but this would not fit in the current budget discussions. Leaving
those footings does not represent safety issues but may affect the
operation of any new windows as building continues to shift.
"With the plaster removed we see the southernmost structural beam in
the entry section of the building was cut thru entirely (pics will
come separately today) and failing stair wall was tied to a few studs
with a threaded rod, but as the studs were sitting on the part of the
beam that was cut, there was no lateral support at all, so the east
wall keeps slipping out. We were going to remedy this in a simple
way by sistering on both wood and metal connectors.
"The remedy for the failing stair wall would included cabling of the
building in two or four locations and rebuilding the stair wall
entirely - this work would include a structural beam that would run
continuously (north-south) at the top of the east building wall and
tied to the new structural/framing in the front porch. (Drawings
available show all of this). We have designed a cable system and have
no problem applying this on the south end of the building. On the
north side we have some obstacles. Looking at the chimney on the
north end we begin to understand the following (We knew we had to
repair the top of this chimney which is crumbling, and in addition,
is not built to fire code in reference to clearance between masonry
and combustible materials.)
"Where the chimney goes thru the foyer space (wall at stair/foyer and
Living room) we see some structural problems in that several joist
are tied into the concrete build out which can not support these.
This can not be sound structurally without tying in to the
structural beam in the ceiling on the north side of the foyer.... If
the chimney was built properly, "they" [in 1905] would have had to cut this
beam, if not, the chimney concrete block is sitting right on the beam
with is a fire hazard. We think this beam is cut and this means we
have nothing structural tying the east and west side of the building
together as the floor joists run north to south! This is serious.
"If beam is OK we must run a new flue up past the beam with proper
clearance up to the top of the chimney. Because of clearance issues
this must be a metal flue. This work requires substantial demolition
of the chimney - in addition we have to rebuild the top of the
chimney because of problems noted before.
"With your blessing, I must make an executive decision after
investigating this today. The instability of the east wall demands a
remedy as soon as possible.
"It is my recommendation, based on economics and safety, to remove all
masonry above the first floor, install a metal chimney which will
take less space and guarantees safety. The chimney as it would appear
from the exterior would be the same...
designed authentically out of plywood, cement board and brick
tile. You will not be able to tell the difference. We did this for
[so & so's lodge].
"Rest assured our thinking has safety first, economics second but we
are looking at the entire project and still hope to provide you with
a nice home, Sunny Jim Redux, within the suggested budget."
Which prompted me to post my next batch of photos, pared down to 48, without agonizing further about editing.
http://homepage.mac.com/ssprince/PhotoAlbum6.html
This afternoon's photo from the architect revealed, if you could tell what it was, that the beam was indeed cut. What were They thinking?? how did the house stand up for the last century?
"As noted before, the entire east foundation wall needed to be
replaced. All the sills on this wall also will be replaced as they
are rotted and in some instance non existing.
"After much discussion in our office and with [builder], we note that
in a best case scenario replacing all of the footings would be best,
but this would not fit in the current budget discussions. Leaving
those footings does not represent safety issues but may affect the
operation of any new windows as building continues to shift.
"With the plaster removed we see the southernmost structural beam in
the entry section of the building was cut thru entirely (pics will
come separately today) and failing stair wall was tied to a few studs
with a threaded rod, but as the studs were sitting on the part of the
beam that was cut, there was no lateral support at all, so the east
wall keeps slipping out. We were going to remedy this in a simple
way by sistering on both wood and metal connectors.
"The remedy for the failing stair wall would included cabling of the
building in two or four locations and rebuilding the stair wall
entirely - this work would include a structural beam that would run
continuously (north-south) at the top of the east building wall and
tied to the new structural/framing in the front porch. (Drawings
available show all of this). We have designed a cable system and have
no problem applying this on the south end of the building. On the
north side we have some obstacles. Looking at the chimney on the
north end we begin to understand the following (We knew we had to
repair the top of this chimney which is crumbling, and in addition,
is not built to fire code in reference to clearance between masonry
and combustible materials.)
"Where the chimney goes thru the foyer space (wall at stair/foyer and
Living room) we see some structural problems in that several joist
are tied into the concrete build out which can not support these.
This can not be sound structurally without tying in to the
structural beam in the ceiling on the north side of the foyer.... If
the chimney was built properly, "they" [in 1905] would have had to cut this
beam, if not, the chimney concrete block is sitting right on the beam
with is a fire hazard. We think this beam is cut and this means we
have nothing structural tying the east and west side of the building
together as the floor joists run north to south! This is serious.
"If beam is OK we must run a new flue up past the beam with proper
clearance up to the top of the chimney. Because of clearance issues
this must be a metal flue. This work requires substantial demolition
of the chimney - in addition we have to rebuild the top of the
chimney because of problems noted before.
"With your blessing, I must make an executive decision after
investigating this today. The instability of the east wall demands a
remedy as soon as possible.
"It is my recommendation, based on economics and safety, to remove all
masonry above the first floor, install a metal chimney which will
take less space and guarantees safety. The chimney as it would appear
from the exterior would be the same...
designed authentically out of plywood, cement board and brick
tile. You will not be able to tell the difference. We did this for
[so & so's lodge].
"Rest assured our thinking has safety first, economics second but we
are looking at the entire project and still hope to provide you with
a nice home, Sunny Jim Redux, within the suggested budget."
Which prompted me to post my next batch of photos, pared down to 48, without agonizing further about editing.
http://homepage.mac.com/ssprince/PhotoAlbum6.html
This afternoon's photo from the architect revealed, if you could tell what it was, that the beam was indeed cut. What were They thinking?? how did the house stand up for the last century?