[CarlyTD]

Hi,

I am helping a friend resolve some issues with her house and one of them I need some input on. It seems an unlicensed contractor was hired to convert a 2 car garage into living space.

When it came time to frame an entry door, this genius needed some height so he cut a 4"x40" section of the 6x10 load bearing beam that runs across the front of the house between the garage and the upper living space.

So when the city inspector came out to check out the permitless work, he was not very happy.

Anyone have any thoughts short of hiring a structural engineer as to how this can be resolved?

I was thinking that a couple of 4x6 supports and some brackets with lag screws may work, but I am clueless.

I am asking so I can have an intelligent conversation with the licensed contractor we hire to do the work... and so I can avoid making things worse.

Thanks

[hkstroud]

The first question is what did the inspector say. It is his approval that you are going to have to get. I recognize that he may have just failed the work and not offered any comment (any useful comment). Usually they have some proposed remedy. They don't like to see any structural member altered. They are not structural engineers and don't want to take responsibility.

The beam was designed to carry the load across the entire span of the garage. Cutting it defeated that design. Logic would tell you that installation of the wall underneath however eliminates that requirement, assuming that the wall was built up tight under the beam. That means that the upper floor is not going to fall. It may sag slightly if the new supporting wall was not built up tight. Installation of the two post as you have suggested would more than compensate. The beam originally designed to carry the load across approximately 40 to 44 feet now only has to span approximately 20 feet. Two 4 x4 post should be adequate. Typically a beam or joist has to rest on at least 3" of the supporting surface. The steal plates as shown serve no useful purpose. They may be required to attach the post to the beam however.

The unlicensed contractor didn't put the structure in danger. He just didn't do the work in a manner that would pass the inspector. The licensed contractor will probably suggest the approach you have already devised.

If possible talk to the inspector and try to find out what would make him happy. Be aware that the inspector may be more inclined to accept the remedy of a licenced contractor than from you. Also be aware that the thing that the inspector is most unhappy about is that you tried to do this without a permit. If you didn't have to get permits he would be out of a job. A little "sucking up" might help.

Technically you should cut up the garage floor, dig down to undisturbed earth and pour footers to support the two post. The garage floor is not designed to support the house. I wouldn't mention this to the inspector however, you don't want to put ideas in his head.