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Architecture/floor trusses sagging

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Expert: - 7/29/2010


Question
In 1993 we built a 28 x 44 garage with a rec room above (12 12 pitch roof).  10 years ago we made an apartment out of the rec room by adding 4 walls--2 bedrooms, full kitchen and bathroom. Since then, the floor tresses have sagged 2 or 3 inches (the walls have dropped/pulled away from the ceiling).  
The floor tresses run the 28' length and are on 2' centers (they were homemade tresses). Right now we do not have any support posts in the garage-and would like to keep it that way if at all possible. We have 10' ceiling height in the garage.  We have 2 garage doors -they are on the 44' side of the garage.
We have been told that it may be possible to clear span the 44' length maybe with a steel beam or a 3ply 18" LVL beam.  Or better than that would be to use 2 - 22' 2ply 14" LVL beams with a post in the center.  
What would be the best way to fix this problem?  Thank you very much for your time and response.  
Sandy

Answer
Hi Sandy,

The best thing to do is to contact a structural engineer and work with him or her to help fix the problem. You can typically find a good structural engineering by calling a local architect and asking who they would recommend. Either solution may work, but how will you know what size LVL or steel beam to use? If you put a post in, you could undersize the footing and have a settling problem.  Even if you put a beam in that span the entire distance, the size of the footing on either side of the garage may not be sufficient to handle this point load.  So contact a structural engineer to make sure it is safe for your family.

Nazim Nice
Principal / Architect
http://www.motion-space.com
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Nazim Nice

Expertise

I am a Seattle Architect and can answer architecture and design related questions. Ask me about material suggestions or usage. Ask me about design options - what is good design and what is bad. Ask me about choosing exterior house colors and furniture layout options. Ask me about detailing and assembling houses or components in the home. Ask me about green design or materials. Ask me about choosing an architect, the architectural services, basement remodels, second story additions, and whole house remodels. Ask me about garage design, bathroom remodels, laundry and mudroom design, family room additions, and roof deck additions.

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Over 12 years of practice in the Architectural field including three years of internship plus 5 years of school. I have taught at the Knowlton School of Architecture at the Ohio State University and lectured at Carnegie Mellon University. I currently own and run the Seattle Architecture Firm, Motionspace Architecture + Design PLLC.

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National Council of Architectural Registration Boards (NCARB, Seattle Architects | Motionspace Architecture + Design. More information at our blog the (un)common house. Lumen ID Custom Engraved Switch Plates with Labels.

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BArch from Carnegie Mellon University & Andrew Carnegie Scholar

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