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Old 06-13-2009, 12:47 AM   #1
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duplex conversion to sfh


I am in the planning stages of converting a duplex into a single family home. I have asked an engineer to look at the cad drawings and explain how to support a few load bearing walls that will be removed. Of course the engineer is slow and my curiosity is getting the best of me.

What I can’t figure out is how to support the floor joist beside a staircase that is getting removed. Right now the floor joist are resting on top of a wall beside the steps. The steps and the wall will be removed. The steps are 4 foot wide. If the floor joist can be extended by 4 feet they would then sit nicely on a load bearing wall which will remain.

Is it possible to extend floor joists 4’ without putting a column under it? The floor joists are 2x18. I would like to keep the ceiling smooth.

Attached is a picture of the portion of staircase and wall that will be removed.

EDIT: adding another pciture
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duplex conversion to sfh-hpim2316.jpg   duplex conversion to sfh-hpim2319.jpg  

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Last edited by bmcgin; 06-13-2009 at 01:02 AM.
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Old 06-13-2009, 01:16 AM   #2
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duplex conversion to sfh


Sitting here looking at it I think I figured it out. The lower portion of the stars and the landing is getting removed. The upper portion of the stairs is getting moved back 4 feet to join with the landing on the other side of the duplex (an opening will be created to access).

Then the big triangle part of the steps (the underneath part of the steps) will be framed and dry walled to the floor so it won’t stick out and look so goofy, it will just look like a wall. This is where a support column can be installed, inside this wall.

Then a beam can be attached from the support column to the outside wall, above the transom window. The only problem here is that the floor joists between the outside wall and the start up the steps will need to be cut so the beam can slide between them.

I think this will do it. It would be much easier if the joists can just be exended without needed a beam.


Now if the engineer ever gets working on my stuff…. I’m thinking about sending the cad drawings to a new engineer.

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Last edited by bmcgin; 06-13-2009 at 01:22 AM.
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Old 06-13-2009, 06:47 PM   #3
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duplex conversion to sfh


Wonder if it’s possible to support the load bearing wall by going through the attic? Because these are steps, there is a clear shot up to the roof.

Really all that needs to be done is to extend 3 floor joist 4 feet. Is there a way to splice two joists together when there is not a support under the splice point?
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Old 06-15-2009, 12:48 AM   #4
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duplex conversion to sfh


2x18" . Dimensional lumber? Floor trusses ? I-joists ? Either way, I've never heard of splicing joists without support. Either leave the supporting wall and have storage underneath or go with a post and beam system. It looks as though you could move the upper stairs forward ,like you suggested, and get rid of the triangle framing downstairs but you have to consider patching the stipple ceiling (impossible to match) and all the extra work for 30 sqft of extra floor upstairs.

my vote is to just punch a hole between landings and remove one set of lower stairs with storage in it's place. It'll be a huge landing but , in my opinion, the less amount of renovating the better. Hopefully the landings even line up with each other.

What about just ripping out the stairs on one side and punch a hole through in the upstairs in a different location and the same in the downstairs? Leave the bearing wall downstairs and frame in the floor where the stairs used to be. More square footage upstairs and bigger storage room downstairs.
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Old 06-15-2009, 10:31 AM   #5
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Iím not exactly sure what kind of floor joist system is place. I talked with the builder and he said the plans called for 16Ē and he put in 18Ē. So I assumed it was a 2x18?

Making that area a closet is a good idea. I do want more closet space. We were planning on putting a breakfast table there, so Iíll have to figure out it worth the extra $$.

The one thing the is very important is resale value. I donít want this to look like a duplex conversion. If this turns out badly, then it will cost me more than spending the money to do it nicely. I will be paying a few people to do most of the work.

Ah yeah, the ceiling...canít wait to make it flat or knockdown or anything other than whatís up there now.

Looking a some pictures on the internet it looks like the floor joist system around the steps is doubled up. Wonder if itís possible to terminate the floor joist sitting on the wall with another 18Ē joist and then double it with another and then extend the joist to the center wall.

Like this picture:
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duplex conversion to sfh-stairsjpg.jpg  

Last edited by bmcgin; 06-15-2009 at 10:44 AM. Reason: uploading picture
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Old 06-15-2009, 11:03 AM   #6
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I don't have any input for you, but I wanted to say that I really like the crown mouldings along the ceiling.
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Old 06-15-2009, 12:56 PM   #7
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The molding is nice. It’s paint between the top and bottom pieces. On a 10 foot ceiling it’s hard to tell.
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Old 06-15-2009, 02:44 PM   #8
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Quote:
Originally Posted by bmcgin View Post
The molding is nice. Itís paint between the top and bottom pieces. On a 10 foot ceiling itís hard to tell.
Very nice. I had to go back to the photos. Now that you mention the paint I can see that very clearly.

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