I hope this is the correct area for me to post this, I felt the topic could have possibly been posted in a couple different forums.
I've been dealing with a problem for the past 3 months now, so this break down may be long-winded, but I want to make sure I provide enough information for everyone in hopes that someone has some insight on my problem.
-My wife and I purchased a HUD home a year and a month ago, the home was sold "as is".
-There was an additional built on to the back of our house that we used as a family room.
-We had our house appraised for a refi 2 months ago after owning the house for about 14 months, and while the appraiser was in our house, he said the addition was no where noted on the tax records, nor did it have a permit from the city.
-The appraiser prior to our purchase did not notate anywhere that the room had never received a permit from the city, nor that it was not on any tax documents.
-The bank will not allow us to close our refi loan without a permit from the city.
-I've been speaking with the city the past two months, and they came over about a month ago to check the add on out.
-They said they would need a signed and stamped letter from a Engineer stating that the add on was structurally sound and safe, and that if they can get this letter they won't need to come back, they
can just pass it through, and give me my permit, which will allow us to close out on the loan.
-I had a friend that has his BS in Engineering (not a certified engineer yet/doesn't have a stamp) come over and work out all the structural information, and dimensions, and worked up a quick drawing.
He punched in all the info on to some engineering website, and he said it showed that the way everything was built, vs spacing, vs length of house, payload, etc. came up good. He just doesn't have
a stamp to approve it.
- I finally paid an engineer to come over and see if he thought it was up to code enough to sign and stamp off on the room, here are the issues he brought up:
-I do not think the exterior footings work, although I do not exactly how they are done. I suspect it is a post and beam on concrete post footings similar to those in the middle of the floor. I don’t think they work because they are not 30” below grade and the concrete footing is not sized properly to transfer the floor and roof loads to the ground.
-The floor structure is acceptable as framed, it is bolted to the foundation and has beams at the midpoint of the span and presumably a beam at the exterior wall. the floor joists are sized properly to carry the floor load.
-The roof is not sized properly. the 2x6 roof rafters are overspanned. We do not know the connection to the existing house or the connection to the exterior wall.
From his response, I’m guessing the two areas that I’m going to need to have fixed are the roof and the footings. Doubling up on the joists in the roof won’t be too hard, if all I will have to do is take down the drywall, and add a joists in between each original joist to double up and ½” the space between joists. My biggest worry is the footings…. Is it even possible to add footings to an existing room already built? Utah law requires 30” down into the ground.. I just can’t fathom how I would add footings, 30” down into the ground, on a room that is already built.
To give you guys a brief idea of what my addition looks like, it looks like it was built on a deck. The room is around 28’ x 12’ long, it has about a 1’ to 2’ crawl space that can either be accessed from the drain/windows from the basement, or by taking off the side paneling on the exterior of the house. Ive provided a picture of the exterior, interior, and a couple pics of what it looks like underneath to give you guys an idea.
This had been a complete nightmare, especially being a first time home buyer. I’ve definitely learned one thing out of this whole experience, and that’s don’t buy a HUD home
Any help, advise, input, would definitely be appreciated. I've got a guy that was suggested to me by a friend that does remodeling coming over tonight to take a look at it, hoping he might have some input. I'll update as more information becomes available.