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Discussion Starter · #1 ·
Thanks for taking some time to read my post as I am new around here but not new to forums in general. I feel right now I need to gather as much info as possible for my situation as I have been blown off by 3 separate GC's in my area who pulled a no show on me. I bought a house recently which has a three car garage, the third car garage side was sealed off and made into an extra room. I knew upon purchasing the house that room was going to get opened back up for my TOYS. We ripped down majority of what the previous owners did but there is a wall that runs almost the span of the garage and if I can open it up it would make things so much nicer and easier for me.

I tore down the sheet rock on one side of the wall and towards the front of the wall it is def load bearing. The only thing I am not understanding is the rest of the wall. From front to back it does not sit flush against the beam above, the framing is all single 2x6's. Where the compression post is that runs down to the cement floor is where the 2 main support beams meet in the attic for the bathroom and bedroom on the front side of the house. I know this has to stay by all means but what about the rest of the wall? Pics are below.

Here is the wall running from the front of the garage to the back, you can see the compression set-up at the front.




Rest of the wall framing


This is where the two beams meet in the attic and where the load is being distributed down to the floor at the front of the wall I am trying to remove.


From the 2 car garage side looking towards the third car. You can see the beam that spans the whole two car length.


If anyone can proved insight that would truly awesome and I keep getting blown off by local people here in town. Not sure what the deal is but who knows. Also I should mention all the joists in the attic run parallel to the wall in question so I am hoping only the front area is the load bearing and the rest of the wall was just a partition. More pics available if needed!!
 

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Discussion Starter · #4 ·
Just a follow up, i heard back from one of the GC's that blew me off roughly 3 weeks ago, he still wants to have a look at my situation but I am really not interested in paying him $300 to have a look. What steps can i take when taking down the area around the compression beams to make sure everything goes smoothly? Any ideas why they would put almost a full wall up there and not just a main support beam where load is at the front. Seems that most 3 car garages are very open generally. Thanks
 

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Just a follow up, i heard back from one of the GC's that blew me off roughly 3 weeks ago, he still wants to have a look at my situation but I am really not interested in paying him $300 to have a look. What steps can i take when taking down the area around the compression beams to make sure everything goes smoothly? Any ideas why they would put almost a full wall up there and not just a main support beam where load is at the front. Seems that most 3 car garages are very open generally. Thanks
$300 seems to be cheap insurance to avoid having everything fall down.
You wouldn't think twice about paying a dentist this much to brush your teeth.
 

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Discussion Starter · #6 ·
To me it just seemed pretty high for a 12ft wall that I have already gutted and laid everything out for someone to look at. Maybe I just don't know what all goes into it but you can see the beams above it and the framing of the wall. I just assumed it would be something they would come in, generally look at and let me know where I stand. I don't think there is much to it. For $300 it sounds like I should be putting them to a much harder task. I would hate it if they came in for a 1/2 hr and just said "yeah it can come down here and here". I don't think there is to much to this wall but then again I am asking all the questions here so I am apparently confused myself.
 

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The pics you have for attic are not enough. We can see a beam across the garage, parallel to the exterior opening, which way does it run in the attic? Which way (parallel or perpendicular) do the 2x4 ceiling joists on hangers in the attic pic run to the opening? Take more pics farther from the objects (6-8').

Be safe, Gary
 

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Discussion Starter · #9 ·
More pics you shall receive.....

Here is what you are seeing above the beam in the garage that is running the length of the 2 car.


This is the beam that runs perpendicular to the garage beam above, they meet right at the corner where the compression beam is that runs down to the garage floor.

This is the rest of the beam to the left of the above pic.


Some shots from the ceiling opening towards the beams at the bathroom. If you can't see them to well I can direct link them so they can be zoomed in.






Also just so I don't get harassed about the open wires in some of the pics, they all have been taken care of and have their own junction boxes now. Thats how they were when I moved into the house a few months ago. I think I have more pics as well but that attic is extremely hot since I live in AZ..

Do any of them help out at all?
 

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The pic in your first post that shows something that looks like a post... the strap makes me think that that is a post of some sort. What is directly above that?

Edit this is the pic I was talking about...
 

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Discussion Starter · #12 · (Edited)
Clutch you are correct, that is a post, this I know has to stay no matter what. Directly above that is the corner where the beams are meeting up in the attic shots I took. Also if you look closely at the back of the picture you will see a doorway, the previous owners opened that up to make a hallway to the bathroom because at some point one of their kids was living in the third garage. A better shot is below as to where the door use to be. I am in the process of putting a new door up and knocking down the outside add on they did since it is basically a hazard. I believe there is another post running down this wall as well but need to dig deeper into it. The concrete slab you see in the pic with no carpet on it should be the outside and I truthfully don't know if that door was added to that spot or was always there. I am trying to see if I can track down blueprints from my city building inspectors sector.


Scuba, yes there is a wall above the beam in the two car and a wall above the one in the garage in question. The main thing that has me believing the whole wall isn't bearing is from the post back the wall isn't flush again the beam above. It gradually comes away from it on a downward slope is probably close to 1" away from sitting flush to the beam. Does that make sense? I figure there is a post in the wall at the corner of the garage near the door opening supporting the beam and other post in the pic is the support for the front where the beams meet.
 

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If there is a beam under that 2nd wall in the attic then that probably is what holds up the wall/roof above
So then it depends upon length of that beam & if it was sized right
If most of the wall in the garage is NOT in contact with the beam above then those portions can't be carrying any weight
 

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Discussion Starter · #14 ·
Scuba: I am not sure I am understanding what you mean by second wall in the attic. Do you mean over where the doorway is? If so I am still in the process of figuring out what the previous owners did. The wall to the right of the doorway does not seem like it should be there, it isn't in line with the wall I am trying to remove or the actual house line, it sticks out some. Looks like it was put up as part of the bedroom they made the third garage into.
 

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Here is what you are seeing above the beam in the garage that is running the length of the 2 car.

This beam runs on top of the beam in garage


This is the beam that runs perpendicular to the garage beam above, they meet right at the corner where the compression beam is that runs down to the garage floor.

Does this wall then run on top of the wall you want to take down? It looks like it was built on a beam (2x construction) to support the wall/roof above

This is the rest of the beam to the left of the above pic.

My notes in blue
It seems that these short walls in the attic support the roof?
Did they add on to the garage/roof?
 

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Just a follow up, i heard back from one of the GC's that blew me off roughly 3 weeks ago, he still wants to have a look at my situation but I am really not interested in paying him $300 to have a look.
You are paying for the knowledge of what to and what not to do. I am sure you have no problem paying a doctor for his time to tell you whats wrong with you and what you need to do to recover. I am also sure you would not think about questioning said doctors consulting fee. It is the same principle with the contractor. If you had amassed the knowledge of the contractor in question you would not be here posting your questions. Why do you feel his/her time is any less valuable than any other professionals? The contractor has to evaluate the structure and then give you an explanation of what to do. They also have time invested in going to and from your house and time lost from ongoing projects that are for paying clients that must be compensated for. Then there is overhead and profit that must come out of that $300 in order for his/her company to be able to continue to operate. Any help or advice I would have been willing to give you with your current project will not be offered after your remarks. You have shown complete disdain and disrespect for the profession I have dedicated the majority of my life to as have many others. You have also made it very clear you do not value the skills or the time of those who have chosen this profession and obviously look upon them as being beneath you.
 

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So the beam directly above the wall is supported on both ends, correct?
With that, it's still difficult to determine the span design for that beam. The load path indicates that it is load bearing but it may be enough that it's supported on each end. In any case, you'll need to hire a structural engineer to calculate the loads on the beam.
 

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Discussion Starter · #18 ·
You are paying for the knowledge of what to and what not to do. I am sure you have no problem paying a doctor for his time to tell you whats wrong with you and what you need to do to recover. I am also sure you would not think about questioning said doctors consulting fee. It is the same principle with the contractor. If you had amassed the knowledge of the contractor in question you would not be here posting your questions. Why do you feel his/her time is any less valuable than any other professionals? The contractor has to evaluate the structure and then give you an explanation of what to do. They also have time invested in going to and from your house and time lost from ongoing projects that are for paying clients that must be compensated for. Then there is overhead and profit that must come out of that $300 in order for his/her company to be able to continue to operate. Any help or advice I would have been willing to give you with your current project will not be offered after your remarks. You have shown complete disdain and disrespect for the profession I have dedicated the majority of my life to as have many others. You have also made it very clear you do not value the skills or the time of those who have chosen this profession and obviously look upon them as being beneath you.
You need to evaluate your train of thought brother, I in no way ever disrespected your career or profession in what you do. Everything started because I kept getting blown off when the GC was suppose to come out. My simple remark about the $300 is the fact that times are tough now and it would upset me if I pay someone that amount to come out for 15min and they look at my scenario and say the wall can come down if it was obvious. And yes sometime you do need a second opinion, even when you are at the doctors so that could be me in the hole $600. Just because its someones career doesn't mean there isn't mistakes. So before you start bashing me and saying who I am and who I respect and disrespect you need to know me which you don't. I don't care if you have been around this site longer and have more posts, the way you just threw me under the bus in your post was BS. You had absolutely no info in that post worthy of being put up and you should of just sat in front of your comp saying what you wrote to yourself. If you also read my post I even said I didn't know if that was a good price or not so back off. You almost sound like the GC that blew off before, ARE YOU HIM?

BACK ON TOPIC

Scuba: Yes that wall does run on top of the wall I want to take down, like mentioned the wall framing in the garage does not sit flush to those beams you are looking at for some reason, I would of thought they would. Also the garage was always part of the house, a neighbor said they think the plans may have changed during the build to add the garage but weren't positive. I saw two other houses in the neighborhood and they are designed the same way.

Just in case it matters here is an outside shot of the house design, obviously it is the garage to the left in question.

Thanks!
 

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I was going to say post a pic of the outside
That changes everything
That wall was (is) or should have been a load bearing wall since it supports the roof
OR a beam above (attic/in-floor?) had to carry the weight of the 2nd floor wall/roof
Do you know if they added on the 3rd garage part or if the house was built that way?
If the wall did not originally exist then it was not load bearing

If from the post in the garage to the back there is a beam (can be 2x construction) & that was sized to carry that 2nd floor wall/roof then the wall below can come out

This is why its hard to evaluate over the net
 

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Discussion Starter · #20 ·
I completely understand why the net is a pain, just hoping I can know as much as possible about my situation before anything goes further. The garage was built when the house was and not added on at a later time. Only thing is the neighbor said he thought the garage was added during the building phase and wasn't suppose to be there but there are two other houses in my neighborhood the same as mine and built the same way so its odd. I am looking into some more and trying to find actual build plans through the city, hopefully that will shed some light.
 
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