With the house down to studs, it’s time to map framing changes with the structural engineer, Ben Feldt from Feldt Consulting Engineers, and the plumber, Barry Samsel from Custom Plumbing Services.
Plumbing needs chases for pipes — waste, hot and cold water supplies, venting stacks — with enough vertical height to ensure the 1/4+-inch slope required by code.
Ron needs Ben to spec the locations and sizes for the chases.
Ben confirmed we can take out the non-loadbearing wall between the kitchen and family room, to create a “Great Room.” He will properly size the beam that will replace the undersized beam between the family and living rooms — the beam that is visibly deflecting under the second-floor loads. He will size beams for the ceiling in order to properly move the rabbit-warren of walls in what will become Jadin’s bath, aka “bath 2.” He will spec beams and studs elsewhere in the house to fix structural issues — at the back door and windows in the family room, in the master bedroom and the kitchen ceiling under the master bedroom, and elsewhere.
We knew the house needed these fixes. There are no surprises. We did our homework in the planning and discussion phase for this remodel. And we went spelunking, opening up holes in the drywall to confirm our suspicions, drawing the changes into the plans with Brett the architect and Michelle, keeper of all things budget at Ranserve.