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Re: Renovating a Garage or Barn

From: mrskittyhat@yahoo.com
Category: Carpentry and Framing
Remote Name: 68.67.198.121
Date: 20 Dec 2005
Time: 12:33 PM

Comments

Question: My employer is creating a working space by renovating a garage in his backyard. The garage is an old one room "barn," approximately 18 x 20 feet with a steep pitched roof (approximately 10 to 12 feet high at the walls and 16 feet high at the ridge) with significant water damage (the siding and support wood is very dark with white stains from recent water damage). There is previous termite damage but no active infestation. The damaged wood was not replaced. It has a concrete foundation with a floor that is approximately two feet below ground level (this has seen a lot of water and mud according to the owner). The wood supports are sitting directly on the concrete (I did see anchors for the walls into the base). It is located at the bottom of a sloped yard and has no drainage. The barn is approximately 50 years old. Three years ago, when this property was purchased, the inspector said this barn was in "bad condition." A new inspection just last week suggested cutting the joists (2 2x4s, approx 20" in length side to side) and putting in gussets. The ridge board is quite thin. The barn itself is plumb (eyeball estimate). One wall has already been drywalled in so I do not know it's condition however, exterior requires new paint (current is peeling), caulking all over (light shows through a few spots), and water drainage issues (none at this moment allowing for water/snow to build up around foundation/wood). Recent inspection said roof was fine, but it was covered in snow at the time. The inspector not only had no ladder but asked to borrow a flashlight! Wall studs are 16" o.c. (eyeball). None are warped from what I can tell. Ditto for roof support. My concerns are as follows:

• Will the gussets be able to handle the stress once the joists are removed? Is this unusual?
• Should the termite-damaged supports be replaced immediately?
• Should I be concerned about all the dark wood?

The employer has already put in about $4,000 worth of work (electrical and inspections). I would like an engineer to see it as I don't think the inspector looked around hard enough. (He never inspected the support beams or the wood in general). My employer is a good person but doesn't know anything about framing/construction and wants to do it all himself. I am scared to be in this barn working during what is to be a heavy winter. I personally would have trashed it and started new. Suggestions? I Will try to answer any questions with more specific info. Please send any information you think is relevant. Thanks and Happy Holidays. Please feel free to email with information!

Builders Websource® Answer: If everything you say is accurate, we fully agree with your desire to have a professional inspection by a structural engineer, not just a home inspector. Specifically, there are several tell-tale signs of a potentially hazardous (or at least an unhealthy structure). These include:

• Previous inspection report citing poor structural condition of the barn.
• Evidence of termite damage. Even without an active infestation (which only a professional termite company can truly determine), there may have been other structural damage that you can't see.
• Questionable wall construction. It is unclear if there is a sill plate since you state that the "wood supports" (presumably you means studs) are sitting directly on the concrete. This does not meet code assuming we understand your description of the as-built conditions. You must have a treated lumber sill plate anchored to the foundation stem wall.
• Moreover, anytime you have an interior floor below grade level with no provisions for external drainage, you have flood and moisture damage waiting to happen. You state that there is previous knowledge of water and mud infiltrating the structure. Improper grading and drainage explain why.

Before your employer dumps more money into renovating a garage or barn, we urge you to voice your safety concerns with your employer and state that it is also in his/her interest to ensure a safe and healthy work environment. The potential liability cost of an injurious or disabling accident far exceeds the incremental cost of hiring a professional, state-licensed structural engineer to perform a thorough assessment of the existing structure and make specific recommendations. In the best case, the engineer will determine that the structure is safe. In the worst case, the engineer will recommend several corrective measures including but not limited to replacement of termite-damaged members, reinforcement of load-bearing walls, improved foundation anchoring, shear walls, reinforcement of roof substructure, and exterior drainage. Furthermore, it is important that any improvements to the structure meet current building codes and adhere to the highest standards of quality control. Since it's never easy to critique your employer, simply be forthcoming about your concerns and put them in writing so that you have a paper trail. Any sensible employer should take these concerns seriously and do everything reasonably possible to protect the health and wellbeing of employees. If your employer scoffs at your suggestions and doesn't take your concerns seriously, you'll need to decide for yourself whether the environment risk outweigh the income you're generating. However, we're confident that if you lay out your concerns in a professional, non-threatening manner, your employer is likely to give fair consideration to your well reasoned input. Please keep us posted on the outcome of this.

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