Structural Framing – Case Studies

Project Title: Residential Restructure

Design Challenge: Previous fire and partial collapse, this house was rehabilitated by a reputable contractor. The new owners wanted to remove the “drop” ceiling and return the kitchen and living room ceilings to their original elevation.  Upon removal of the ceiling they found, numerous structural deficiencies including notched beams, improper framing connections, undersized and over-spanned beam and joists.  The result of the improper restoration was sloping floors at the 2nd and 3rd floor.  Two design professionals (an architect and structural engineer) were hired by the owners to diagnosis and prepare design plans. Neither of the two could produce a plan that was feasible to be performed that would produce  the desired results for the home owners.  They were told that they would need to remove most of the finish flooring at the 2nd floor to obtain a reasonably level floor.  We provided them budgetary costs to restructure the entire floor system and hydraulically jack the 2nd floor back to level without removing the floors. We worked closely with an independent Professional Engineer to provide a design build solution.

 

Solution: Carefully restructure the entire 2nd floor framing from the kitchen ceiling while allowing the homeowners to occupy the space above. Our work involved: removal and salvage of the kitchen cabinets, the installation of a new PSL drop girder, removal of all previous attempts (by another contractor) to level floor, removal and relocation of older stairway framing, replacement / reinforcement of all floor joists.  Entire area including the adjacent dinning room was hydraulically jacked close to level. The end results was happy customers and an Engineer that could not believe how seamless the work was performed. The 2nd floors remained secure and in place during the Entire process. Actual framing work was completed in ten days. From 1st day of work to final inspection on our scope of work was 23 calender days.

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Project Title: Residential Front Entrance Reconstruction

Design Challenge: Improperly pitched front stoop caused water and termite damage to front framing under and around front door.  Settlement due to rot caused the front door to miss-align and the lead glazed windows to distort. Restoration of framing require carefully jacking the structure to allow for new sill plate. Extreme care was taken to preserve front windows as replacement would have been very costly.

 

Solution: Remove masonry front stoop and dispose.  Replace sill plate and rim joist using new pressure treated material.  Protect lead glazed satellite windows and marble foyer floor while hydraulically jacking framing to allow for new materials. Install new raised panels and rough cut cedar siding to match. We coordinated the start to finish project including, permit filing, design drawings, masonry removal, reconstruction using upgraded materials, and new iron railings.

(Click image below to view slideshow)