Structural Review of Existing Home

[CBSE]

I recently took on a job (probably should have passed on it, but oh well) that involves reviewing an existing home that was built as an "Agricultural Facitlity with Living Quarters" to be sold as a residential structure. A building permit was issued in 1999 pending inspections. No inspections were completed. I have removed sheetrock in various locations to see structural connections and am analyzing for both vertical and lateral.

Here's the problem, some of the main framing members are stressed at 250% + of the allowable load (steel beams, wood roof joists, connections, etc.). It's missing major structural connections to keep this thing stable.

After I write my report and give it to the client, do I need to notify the building department or leave that up to the owner? The building department is aware that I'm doing a structural investigation. There isn't much with the building that comes close to meeting even the IRC.

I will have to be VERY CAREFUL in my report to not open myself up to any liability with this thing, but I'm just curious what your thoughts are.

 

[msquared48]

"...to be sold as a residential structure." This is the critical phrase here.

I would definitely CC the local building department on this to CYA. This is a life-safety issue.

Mike McCann, PE, SE (WA)

 

[CBSE]

That's kind of what I was thinking. It's just a really awkward spot to be in.

The original analysis started with the building department telling them they needed an engineer to approve the building as a residential structure. After reviewing the few members and connections, I'm not so sure it should be allowed to even be sold until it is brought up to at least the IRC standards.

 

[TLHS]

Don't try to offer an opinion on what the building officials should do or what the owner should be allowed to do.

Just write up your memo laying out the major structural system, the necessary design loads and the deficiencies and say it has significant deficiencies and does not meet the major life safety provisions of the code. Then let other people do their jobs and figure out the implications of that with regards to a sale.

Give the report to your client first. If you're concerned about life safety and whether your report is going to be acted upon, you have two options:

1. Tell your client it has to be resolved and ask them to forward you copies of any resolution worked out with the building department for your files. Then keep an eye out and take further steps if they aren't doing anything.

2. Tell your client that there's a life safety issue and you're obliged to notify the building officials to protect the public, and then do that.

It may not be a bad idea to have a quick chat with your liability insurance guys or a lawyer. Don't let them tell you what you need to do from an ethical standpoint, but they may have solid advice about how to approach the problem.

 

[msquared48]

Never trust a realtor to follow through with bad news when a sale is involved here.

You have to take the bull by the horns here and tell the client you are bound by law notify the local building department of your findings, but as mentioned, do not give solutions, only concerns.

Mike McCann, PE, SE (WA)

 

[concretemasonry]

First determine when it was built (for code purposes) to determine what "defects" you saw are grandfathered in to determine what must be done to what you see today.

This gives you a relatively clean slate to go by when making a list of items to bring it up to current codes.

Dick

Engineer and international traveler interested in construction techniques, problems and proper design.

 

[CBSE]

As I said in the original post, the building permit was issued in 1999. All that I have to go off of from there is that it was built at that time, based on the communication with the owner.

The truss manufacturer is no longer in business either...which lends more concerns because it appears it wasn't designed for the appropriate snow load, but that is my opinion based on my observation of the top chords of the trusses deflecting.

I won't let the client sway me in any direction. I think calling my insurance company is a good idea though.