Hey everyone! So, we recently had a contractor (who's been in the business for over 20 years) take down a load bearing wall and replace it with a header and jack studs. However, we just had another builder come in to install drywall, and he pointed out that the header doesn't meet code and is structurally unsound. Apparently, he wants to redo it using LVL instead.
Here's the situation: the header is made of two 2x12s with a 1/2 inch spacer, spanning a length of 12ft 10in, and there are three jack studs on each side. Also, there's a noticeable 1/2 inch sag in the middle of the beam, but our previous contractor claims it was like that when he installed it. We're in South Carolina, and according to the ICC residential code, it's definitely not compliant. We're first-time home buyers trying to figure this out, so any advice or thoughts on this mess would be really appreciated - and please be gentle!
3 Answers
Just a heads up about permits: you can't really pull one for structural work without submitting plans of your intended changes. It's crucial to get a building inspector involved early to prevent issues down the line, like waiting for a permit on drywall installation without the proper approvals. Your new contractor can help with submitting those plans. The city might not do the math for you, but they will check if what you're doing aligns with the drawings. If you're worried about the sag, you can temporarily prop it up with some 2x4s until everything is sorted out.
Also, it's crucial for contractors to follow the right procedures and use qualified engineers to ensure safety and compliance. Don't hesitate to ask the second contractor to show you how they calculated that you need a stronger header. And remember, it's totally okay to seek clarity from both your old and new contractors about the safety of the work already done.
We really appreciate the info! We had no clue about the need for permits with the original work. We just trusted our first contractor's referral. Our current builder is on it now, so hoping to get everything up to code. Thanks for the tip about propping it while we sort things out!
It might be a good idea to get a structural engineer to check the header out. They can either approve it or suggest what fixes are necessary to ensure it's up to code. Sounds like you've put a lot of trust in the wrong hands, so it's best to let the experts weigh in.
You could consider ‘flitch plating’ the header to add some extra strength and stiffness. It might help if you're really in a bind and need a quick fix while you're figuring out the larger structural issues.
We definitely want to do things the right way moving forward. It’s been a steep learning curve for us, but we are glad we caught this before it got worse.