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Old 12-09-2006, 09:45 AM   #16
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Roof Sagging wall bowing


No Sag, fortunately the rafters were straight.
A sag isn't that hard to fix, though.
Just sister nice straight yellow pine rafters to your
original rafters. A few hundred dollars and a days work.

--------

This forum seems to use BBcode.
Just insert your image URL between image tags, like this

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To get the code to show I added a space between
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bob

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Old 12-09-2006, 10:25 AM   #17
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Roof Sagging wall bowing


Quote:
Originally Posted by jbob View Post
No Sag, fortunately the rafters were straight.
A sag isn't that hard to fix, though.
Just sister nice straight yellow pine rafters to your
original rafters. A few hundred dollars and a days work.

-
bob

How long do you think this will take. The carpenter I talked to said that he will work by hour. I think I will strip the roof , put new shingles as well besides fixing this mess.
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Old 12-09-2006, 10:46 AM   #18
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Roof Sagging wall bowing


Ok..here are the images


The first picture shows two sections of the roof...the farther one has span of 18 and collar ties are not too high... the other section has span of 14 and collar ties are way high up


close up of collar ties in smaller half of the roof


close up of collar ties in the section of roof with span of 18'..they used nails



top plate movement (about 6") in the middle of one side of the house



this one shows section of the roof with span f 14'



this pic shows the section of roof with span of 18'
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Old 12-09-2006, 09:20 PM   #19
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Roof Sagging wall bowing


I was hoping after posting pics I might get some more specific insights from all you experts. I understand it is X-mas time...everyone is busy.

Anyway, I got a proposal from the "master carpenter" today....this is what he suggested . he said he talked to a structural engineer .."------------ It is pretty much the same as we discussed with the structural LVL ridge beam and new 2x10 rafters sistered to the side of the existing rafters with lag screws and mechanical fasterners at the ridge. We will support the new ridge beams with headers built into the gable ends and a knee wall located above the existing interior bearing wall. This will allow us to remove those existing collar ties that take up so much of the head room and it will give you a much stronger roof. We should be able to get the roof and the west wall completely straight with the new material. We can even make stress relief cuts into the existing rafters, if needed to straighten, because the new rafters will become the supporting members. I will use a chain and large eye bolts to draw the west wall into place. It should all go very smoothly. "

After listening to all you gentleman, I realized that it may be better to get rid of those several layers of shingles right now and put a new roof up.

He wants to work on hourly basis but take 20% comission on materials and off subcontractors. Do you think I should go with him...Here is what he suggested for labor costs:

Pricing e for labor:
Master carpenter $55.00 per hr.
Skilled carpenter /painter $43.00 per hr.
Semi-skilled carpenter/ painter $23.00 per hr.
General helper $21.00 per hr.
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Old 12-10-2006, 02:05 AM   #20
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Roof Sagging wall bowing


Seems to me if he is a master carpenter he should be able to give you a price for the job.
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Old 12-10-2006, 08:35 AM   #21
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Originally Posted by Bonus View Post
Seems to me if he is a master carpenter he should be able to give you a price for the job.

One would hope so...
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Old 12-10-2006, 08:44 AM   #22
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Roof Sagging wall bowing


When I take jobs on a time-materials basis, I try to give
the contractor/homeowner a rough idea of how long it will
take. After looking at the pictures, I would guess that myself,
two experienced carpenters, and a helper could do what
you want in about 8 working days. This is just a guess, not
having personally seen the job.

I would also add the cost of a half-day crane rental, depending
on the size, length, weight of the LVLs.

I think the hourly rates are very fair, and a 20% markup is
barely enough to run the money through his books.

Overall, the guy sounds OK if you have checked his references
and are comfortable with hiring him. I would ask for a rough
estimate on the timeframe, though.

As long as he and his men stay busy and don't milk the job,
you should be OK. Also, once the wall is pulled back to plumb,
have it checked for nail pops and loose siding.

Bob

There are advantages and disadvantages to a set price for the whole job.
The advantage is that you have a set price, no surprises.
The disadvantage is usually price. I bid a set price on 95% of my work.
I try to take into account every concievable problem I could run into,
and add that to the bid. Then I add 25% for safe margin.
If the job goes smoothly, I win...
If there are problems I didn't foresee, I still win, but don't make
as much as I should have

Last edited by jbob; 12-10-2006 at 08:51 AM. Reason: added comment
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Old 12-10-2006, 10:11 AM   #23
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Roof Sagging wall bowing


He seemed to be honest and knowledgeable and basically the only one I met so far who basically knew what he was talking about. He gave me a rough estimate of 10 days. He will be sending me the references.

At this time, the weather seems to be the hurdle though. We are going to have 2-3 days of good weather and then mostly rainy for a week or so. He said as long as he can waterproof the roof in next couple of days, I need not worry about bad weather.

Quote:
Originally Posted by jbob View Post
When I take jobs on a time-materials basis, I try to give
the contractor/homeowner a rough idea of how long it will
take. After looking at the pictures, I would guess that myself,
two experienced carpenters, and a helper could do what
you want in about 8 working days. This is just a guess, not
having personally seen the job.

I would also add the cost of a half-day crane rental, depending
on the size, length, weight of the LVLs.

I think the hourly rates are very fair, and a 20% markup is
barely enough to run the money through his books.

Overall, the guy sounds OK if you have checked his references
and are comfortable with hiring him. I would ask for a rough
estimate on the timeframe, though.

As long as he and his men stay busy and don't milk the job,
you should be OK. Also, once the wall is pulled back to plumb,
have it checked for nail pops and loose siding.

Bob

There are advantages and disadvantages to a set price for the whole job.
The advantage is that you have a set price, no surprises.
The disadvantage is usually price. I bid a set price on 95% of my work.
I try to take into account every concievable problem I could run into,
and add that to the bid. Then I add 25% for safe margin.
If the job goes smoothly, I win...
If there are problems I didn't foresee, I still win, but don't make
as much as I should have
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Old 12-10-2006, 08:07 PM   #24
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Roof Sagging wall bowing


Ok...signed te contract....paid the deposit...Will keep you posted...In the meantime please keep the ideas flowing...

I appreciate your help.
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Old 12-11-2006, 11:07 PM   #25
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Roof Sagging wall bowing


I am new to this board and would like some advice about possibly removing collar ties in my attic. I added a second floor to an existing ranch house. The span along the middle of the house is 24 feet wide by 40 feet in length. My carpenter installed collar ties at every other rafter about 4 feet up from my attic floor. I would like to know if I can remove them, or possibly just cut them shorter and move them up closer to the ridge. I have no idea if this is possible, but I would appreciate if sombody could help me out.

The span is 24' wide
The length is 40' wide
The rafters are 13' long
The rafters are 2" x 8"
The ridge is 2" x 12"
The rafters are 16" apart
Collar ties are 4' down from ridge
Collar ties are 9' 7" long
Collar ties are 2" x 6"
The distance from floor to ridge is 6' 5"
The rafters run the same way as the floor joists
It is a perfect triangle design
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Old 12-13-2006, 08:14 PM   #26
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Roof Sagging wall bowing


Ok..Shingles came off...roof mostly 3 layers but some portions had 4 layers.

Roofer waterproofed the roof....and we had rain today(good that he waterproofed before the showers!)...plans to put the shingles over the weekend.
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Old 12-14-2006, 06:23 AM   #27
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Roof Sagging wall bowing


Quote:
Originally Posted by christy123 View Post
Ok..Shingles came off...roof mostly 3 layers but some portions had 4 layers.

Roofer waterproofed the roof....and we had rain today(good that he waterproofed before the showers!)...plans to put the shingles over the weekend.
How is he putting the shingles on this weekend if the roof isn't fixed yet?
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Old 12-14-2006, 04:42 PM   #28
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Roof Sagging wall bowing


Quote:
Originally Posted by Joe Carola View Post
How is he putting the shingles on this weekend if the roof isn't fixed yet?

My mistake... He plans to fix the framing this weekend and then put the shinges sometime next week.

I asked him if he was going to use roofing cement with shingles since it is winter now. He said he wont do that because temp is 40-50...and therefore no need.

I learned that shingles have heat activated undersurface which holds the shingles together.... does anyone know what is the minimum temp needed to activate this undersurface and how long would that temp need to be maintained....
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Old 12-16-2006, 07:21 AM   #29
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Roof Sagging wall bowing


Hi Christy,

All you really need is a good sunny day and temperatures above
freezing. The heat from the sun will be enough to seal down
the tabs. It's surprising how hot a roof can get even on a
seemingly cold day. The sun does the trick
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Old 12-16-2006, 11:38 AM   #30
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Roof Sagging wall bowing


Quote:
Originally Posted by jbob View Post
Hi Christy,

All you really need is a good sunny day and temperatures above
freezing. The heat from the sun will be enough to seal down
the tabs. It's surprising how hot a roof can get even on a
seemingly cold day. The sun does the trick
Thanks...that takes care of my worries....I didnt know how long the shingles needed to be exposed to heat(sun) before they seal.

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