main beam repair

Discussion in 'Framing and Foundation' started by 24buckshot00, Oct 23, 2013.

  1. Oct 23, 2013 #1

    24buckshot00

    24buckshot00

    24buckshot00

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    I am looking to buy a house and notice the main support beam in the crawl space was repaired.



    It was repaired by sistering a 2 x 12 on each side of the beam and another 2 x 12 on the bottom of the beam. They placed 4 x 4 posts every three foot placed on a footer cased in cement. The 2 x 12 were screwed and bolted together.



    Was told by the home owner that it was repaired because of a sag and rot



    They also put in a vapor barrier to prevent anymore wood rot.



    Is this the right way to fix this? If not what is the right way and does this need to be fixed right away.

    The beam is 20 foot in lenght and well as the new 2 x 12's
     
  2. Oct 23, 2013 #2

    nealtw

    nealtw

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    The repair sounds heavy duty enough, the question I would have is what they did to kill the rot. If they had an engineer involved you should read his report. Or you could have your own engineer look it over and welcome to the site.
     
  3. Oct 23, 2013 #3

    24buckshot00

    24buckshot00

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    how do you go about killing the rot.
     
  4. Oct 23, 2013 #4

    nealtw

    nealtw

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    Remove as much as you can and treat the wood that is left with something like the treatment used in treated wood. It depends on what you have, perhaps the post where rotton on the base and the beam was made bigger to deal with the sag, then you would have little to worry about. But if the beam was rotten, you would like to have more detail on the repair.
     
  5. Oct 23, 2013 #5

    24buckshot00

    24buckshot00

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    if the rot was not removed or treated will if also effect the new 2x12 to rot as well.

    also if you sister the floor joist that has rot with a new one and did not cut or treat the rot will it effect those as well.

    also is it ok to support a cracked sagging joist with out sistering it but by just running to 4x4 along the crakced joist and the two joist to each side and puting 4x4 post under each joist seating on a metal planets
     
  6. Oct 24, 2013 #6

    nealtw

    nealtw

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    Yes, yes, and maybe. Your looking at spending a lot of money on a house and the best you are going to get here are opinions. Invest 300 to 500 dollars and hire an engineer. If he says it's good you can hold him responsible if you have a failure.
     
  7. Jan 4, 2014 #7

    jojo13

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    How about if the sisters are both treated wood beams?
     
  8. Jan 4, 2014 #8

    jojo13

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    If you don't remove all the rot, but sister on both sides with the same size 2X in treated lumber? The rot should have no impact if you use CPES and bolt through with carriage bolts and sandwich the old beam.
     
    Last edited: Jan 4, 2014
  9. Jan 4, 2014 #9

    nealtw

    nealtw

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    Welcome to the site, this beams is still an unkown as far as strength and weight it is carrying, so we don't know if just a few 2xs will be strong enough to do the job and we don't know if the rot has got to the floor joists above it. Sometimes it is better to change out the whole beam.
     

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