A big problem w/ a new addition

16 years ago

Looking for some help from a GC or framers, or any who know. we had a 2k sq foot ranch, and are adding another 1 k (FR and kitchen bumpout, and a new BR w bath and mud room.) We have had house level issues since framing began. the question is this: on a remodel, should the framers have built out from the old house, or started at the back of the new additon and built in? It keeps coming up that the 'old' house doesn't match up with the new, and of course the framers are blaming the old part of the house. While not perfect, the old part of the house was built well and was pretty level and plumb. We are now chasing this 'leveling' issue as we keep moving forward on the project. I found a big ugly today, over a 7' span, we are 2" out of level on a very visible ceiling, ugh! can't be hidden w sheet rock because it opens to a vaulted ceiling. Framing was "finished" on Friday, but I can't live with this one, something has to be done. Thanks

Sort by:Oldest

Comments (7)

Brewbeer
16 years ago
I would retain an independant building/construction specialist to come out to look at the framing RIGHT NOW, before any windows, mechanicals or insulation are installed. They will be able to advise you about what, if anything, can be done.
bellamay
16 years ago
Here's your answer....it doesn't matter which end you start framing from as long as the footing are correct, and the addition has been laid out. Sounds like someone was asleep on the job. The framers need to fix their "bad".
Related Discussions
New Owner Having Drive Problems w/Craftsman
Q
Comments (13)
"I don't know hardly anything about these things so I could use some advice"???. Do you have owners manual? Do you know if it's manual or Hydraulic? Do you have any mechanic skills? Can you find the data plate and list the information off it? (usually under the seat, a big long number usually beganing with 917XXXXXXXXXXXX) Advice?? start reading up on the type and function of your LT. To have any chance of making repairs you will have to have a working knowledge and a IPB of parts. also a general knowledge of pre-ventive maintenance to keep the LT in running condition. If you lucky and got the manual dirve tranny it could be the drive belt which is up under the deck. the deck will have to be removed and routing of the belt observed before taking it off. usually there is routing instructions under the foot rests depending on the model. this is why we have to have basic information of the type of LT beings sears makes several models of the LT2000
...See More
Revised floorplan w/ pic. Additional input requested.
Q
Comments (21)
I wish I had pics!! The kitchen cabinet-carts were in a rental house built by a retired carpenter; apparently his own idea. The counters were standard height, each unit immediately beneath the counter had a shallow drawer. Below that was the cart, an open wood frame with one end that looked like a cabinet-style door with a toe-kick but off the floor about Â¼". When the cart was pushed under the counter, all you noticed was the "door" which matched the other cabinet doors. I remember there were wooden plinths which actually looked like the standard vertical cabinet dividers; the plinths acted as a stop so you couldn't push the cart through and smash the wall at the back. Most of the carts had adjustable "shelves" (shallow baskets actually) and two had a countertop for the top shelf -- I really loved those when I baked. I liked another of his ideas for some of the wall cabinets. The door of the cabinet was actually a shallow box with shelves (facing the usual shelves) that were just wide enough to hold cups or canned goods. I've haunted websites and carpentry info, and haven't found anything really close, although there are lots of cart plans available. So now I'm looking for a carpenter! Depending on which sort of crafts your DW is into, also consider adapting stackable shoe drawers -boot size-, maybe hidden behind bi-folds. I use these for storing sweatshirts in the BR as well as hold yarns in the craftroom. Sweater size hold flatwork. Link is to the ones I use -- I've got them stacked 9 tall with no problems. Here is a link that might be useful: all-purpose storage drawers
...See More
Big Surprise Problem w Crossvile Empire Tile!
Q
Comments (9)
Bill: Thank you for the pics. They really helped us see how this may need to be done. The Schluter edge looks fine for the edges. Not quite as crazy about it for the outside corner edges (although it looks like you did a beautiful job with it). Question: for the outside edges around the recessed window, I wonder if we should just skip the tile in that recess and do a jamb and casing for the window out of some waterproof moulding, if such a thing is available. The window is fairly high and small, 48" x 12", at the back of the tub/shower enclosure. It starts about 73" above the floor, where the existing tile ends, so it won't get a lot of splashing from the shower. We were just going to continue the new replacement tile up to the ceiling and tile in the recess around the window (it is recessed about 3"). We are placing the existing old window with a new vinyl window. If we could find another way to waterproof the recess, like with a waterproof jamb and case, maybe that would work. (Does such a thing exist?) Of course that still leaves no solution for the tile niches we were planning for the walls of the surround. Maybe a complementary trim from another tile series would work for those? Thank you for your quick response. This is really aggravating. Work is starting tomorrow, when I also get on a plane for the E Coast. (I promised my wife that everything was ready to go and that she would not be left with any problems!) I like to plan these projects down to the last detail, and this was so unexpected.
...See More
Crazy kitchen-addition & patio. Redesign w/o total renovation?
Q
Comments (25)
Well… if nothing else, you all can understand why I’ve struggled to find a solution that is aesthetically pleasing, and practical, and doesn’t require committing to a massive, expensive project… The ceiling is a lot of things… and yes, the angles are wild. Right now it has beaded wood (like beadboard, but larger)… which looks crazy, and separates at the seams in the winter months. We’re planning to sheet rock the ceiling, but not flatten it off. I DO think flattening it would be calmer, but I really like a higher ceiling no matter what, even if it means strange angles. I actually really like that half wall idea, or curving it so is less stark… both are something I never thought of. Even just looking at it with the photoshopped half wall makes me look at the room differently. I should say my husband is dead set against keeping the bath… and does not care at all about long-term value. I haven’t decided whether that’s a battle I feel so strongly about that I decide to take it on. I guess part of me is tempted by the challenge of “cute-ning” it up. Which I do think could be done, but also think it will never be as clean, as if we took it out. As far as the idea of swapping spaces… we considered some version of that, and also considered moving the bathroom to where the refrigerator is now… but that would require building a whole other wall that would still butt out into the room, plus, the dining room entrance is cut on an angle, so the wall would need to accommodate that… we had laid tape out on the floor, looking at other layout options, and none of seemed much better than what we have now! Thank you all so much for taking the time to think about ways this can be better... I REALLY appreciate it!! p.s.- Jen, we kind of hoped our neighbors might start chipping in for the repairs… since it benefitted them, as much as us!
...See More
premier
16 years ago
Who did the footings? Sounds like the problem is with the footings not the framing.
sierraeast
16 years ago
It all stems from the foundation. Whoever was responsible for the initial prep/layout of the foundation dropped the ball.The framers should have been the first to catch this. Why they even started framing on an "out" foundation is questionable at best.

I would take brewbeers advise and get consultation from a specialist/engineer.2" out on any span is unacceptable!
sombreuil_mongrel
16 years ago
Sounds like the "big ugly" is their attempt at repairing/concealing/confounding the fact that the missed the height of the studs by 2 inches. Fixing it properly is probably not within the realm of possibility at this point. They can't raise the walls to meet now. You'll have to take a cash or in-kind settlement.
Casey
kcinkc71
Original Author
16 years ago
Thanks for the replies. I tried to stop this at the beginning on advice from a friend who is a licensed inspector. Unfortunately, I had the head framer, his lackey, and the GC assuring me they knew what they were doing and to let them do their job. I caved, not usually my nature, and won't be again. So..... I had to discover this mistake, to which the GC admitted was a mistake, but the framer keeps blaming every part of the old part of the house as out of 'whack'. He will never admit that lowering the outside of the old foundation (removed sill plate, no longer an exterior wall) to meet his new addition that was started too low (foundation guy mistake?) I fear we will be chasing this all the way to the end. We are framed, roofed, plumbed and HVAC. electrician is in now, so it is a little too late to start over. the real crapper is the framers charged me a couple of grand to 're level' the FR floor to be level with the new additon, nice! and by replacing the FR floor joists, they in essence destroyed any eveidence that the floor was level in the first place. lessons learned the hardway, I guess. sure thought this is what I was paying the GC for. Thanks for letting me vent
Brewbeer
16 years ago
The evidence hasn't been destroyed, it's still there. You just need a trained eye to see and photograph it. In addition to the independant building inspector/specialist, you might want to also get a lawyer, if you intend to make the GC "do it right".

A big problem w/ a new addition

Comments (7)

Brewbeer

bellamay

Related Discussions

premier

sierraeast

sombreuil_mongrel

kcinkc71
Original Author

Brewbeer

COMPANY

BUSINESS SERVICES

GET HELP

CONNECT WITH US

A big problem w/ a new addition

Comments (7)

Brewbeer

bellamay

Related Discussions

premier

sierraeast

sombreuil_mongrel

kcinkc71Original Author

Brewbeer

COMPANY

BUSINESS SERVICES

GET HELP

CONNECT WITH US

kcinkc71
Original Author