Framing in 1969 Ranch - Rehab

Delray1969 · 10-01-2012, 03:42 PM

Hello,

We are rehabing a ranch built in 1969 and opened up the walls to see 45 degree supports in almost all of the walls. The 45 degree supports are interlocked with the 2 x 4's running from floor to ceiling.

What are the chances an inspector will make use start from scratch, which would be a lot of work and $ I suspect.

Has anyone ever run into this?

thanks,
Delray1969

joecaption · 10-01-2012, 03:46 PM

Post a picture and go back and add where you live to your profile.
Depending on where you live it could have been part of a shear wall constrution required by code.

Maintenance 6 · 10-01-2012, 03:57 PM

My house has the same configuration on the non-load bearing walls. They can't make you tear the house down and rebuild it. There are provisions in the code for existing conditions. If, for example, you cut a doorway into the wall, they can make you bring it up to code as part of the new construction. Sometimes depends on how anal the inspector is.

GBrackins · 10-01-2012, 04:25 PM

photos would certainly make everything clearer.

45 degree bracing in walls is a form of lateral bracing required to resist wind or seismic forces that would cause racking of the structure. I would not remove, in doing so you would make your home more likely to suffer damage, especially any drywall or plaster finishes.

do you have wood sheathing (osb or plywood) on the exterior of your perimeter walls (exterior)?

allthumbsdiy · 10-01-2012, 04:48 PM

From 1960s, that exterior sheathing could also be Flintkote (tar impregnated black paperboard).

I heard this was great for insulation, but not so good for adding to structural rigidity.

Delray1969 · 10-01-2012, 04:59 PM

I will post a picture, will run by after work and take one. I live in Cumming, GA (north of Atlanta).

Delray1969 · 10-02-2012, 11:05 AM

The angled 2x4 is notched into the vertical 2x4's and flush. These are interior walls and it is an brick house. They have note demoed any of the walls on the opposite side of the brick exterior. I will go by there later today.

Maintenance 6 · 10-03-2012, 09:32 PM

There's nothing wrong with that style of framing and no inspector should have an issue with it. It was very common. Even though it wasn't necessary,
I wouldn't change it.

Daniel Holzman · 10-03-2012, 10:41 PM

I am somewhat confused by your post. You say you are rehabbing the house. No problem there. Then you note that you have diagonal let in bracing. Again, no problem, as has been noted by others, that style of framing is common, and is still in use today in some areas. I don't understand your concern, unless it is that you did not pull a permit, and are now worried that the inspector will fail your work?

As has been stated by others, do not remove the diagonal bracing unless you plan to use an alternative technique for stiffening the walls against shear. If you are simply going to replace wallboard or siding, there is no reason to change the bracing.

Delray1969 · 10-04-2012, 09:32 AM

We are permitted, but my GC has a ton of experience with new home builds, but I think he was a concerned as to what the county would say when they came out. Trying to hold onto our contingency as long as we can.

We have since flushed it out with the county and we are good. I am just a bit nervous as I have never done a rehab before and saw $ if we were going to have to re-do all these interior walls.

Thanks for everyone's insite !! Hopefully me my wife and 5 boys we will be in this house by January.

mae-ling · 10-04-2012, 10:31 AM

Yeah Reno's are a completely different animal then new homes.