My carport was converted into a garage about 7 years ago. My husband (ex) and I submitted the plans and it was okay'd. They never finalized our permit which I didn't become aware of until last year. The plans we submitted did not have a stemwall and was okay'd. Now that the structure is finished per the plans it has come to my attention that we did not put a stemwall in which was never brought to our attention in the plan stage of the permit process.

My question today is:
1. The room is approximately 18 X 21 and is an attached structure to the main house.
----> How do I install a stem wall on an existing structure?

2. What type of professional do I hire for the work?


3. How much should I expect to pay to correct this error in order to finalize the permit.


(Please not the city had us use 2X10 beams in the sloped roof construction that are approximately 26 foot long? Our plans were for 2 X 6 and they made us use 2X10 in the construction of the roof)

Thanks,
J

It's pretty hard to tell from your description how it all fits together. I'm guessing the 18' dimension runs toward the house, and the 26' 2x10's run from the bearing wall away from the house to some point on the existing roof, creating a good slope with a very long run. I'd guess the stem wall was supposed to be put on the house existing wall and extend up to some point where it would support those new 2x10's somewhere along the length for an intermediate support. Depending on your local snow loads, etc. the stem wall probably ought to be there. Because it is "stick built", it can probably be installed now, but will be difficult to get long boards up there if access is in a poor location. More questions for you, who drew the plans? If not an architect or engineer, he shouldn't be guessing the size of structural members. If you hire a professional, he won't overcharge you. If you have professional plans for the repair, you can force the contractor to do the work right. I'm an architect. In some states, an architect is not required for a single family house, but there are some situations, like yours, where an architect or structural engineer ought to be involved.

If the code officials okay'd your plans w/o a stem wall why do you need one now?
Any structural problems?

If they approved you 7 years ago and the building has been converted for 7 years w/o any structural problems, don't open a can of worms with the local officials about mentioning a stem wall.
They may have told you to use 2x10's because you didn't show a stem wall on the plans.
Ask them if it's a problem that THEY never finalized the plans 7 years ago.