How do I know If I need to replace joists or just sister them?

Question

2 story townhome, both main floor and upstair are unlevel, but not right above eachother so I don't think there is one specific problem. I think the span maybe just too wide as the ares of sagging are below walls and below the kitchen. Who should I contact to complete this work in the most reliable fashion? Should I bring in a home inspector or structrual engineer of just go stright to a general contractor? ANy help would be appreciated. Any referrals in Chicago would be great as well.

The town home is the 2nd in a row of six and none of my neighbors are experiancing the issue so I do not think it is a foundation issue. There is one section of the drywall ceiling that actually bows down a good 3 inches where I don't know if something is snapped or warped.

Answer 1

Well, there are a lot of variables here, so the first thing I would suggest is an in-depth evaluation.

There could be some 'minor' cosmetic problems, or joist problems... even foundation problems...hard to say from what little youve given us here.

Sometimes with a floor joist, pressure in one location can actually cause stress in another.

IF the problem is floor joists, you may want to consider replacing them with engineered joists, or even steel. IF the problem is foundation, then a 'mudjacking' crew (common name for helical foundation repair) would be the answer.

I'd recommend a structural engineer, in tandem with a contractor... you can find firms that work together often, or have both 'in house'. "Home Inspectors" tend to be a more general approach, and it sounds like your concern is more specific. A "Home Inspector" is going to point out a problem, and then tell you get a "Structural Engineer".
For example, you wouldn't necessarily take your car to someplace for a general inspection, when you know you have a transmission problem... you'd go straight to a transmission specialist. Nor would you go for an annual physical to get new eyeglasses.

Good Luck

Answer 2

I'd start buy calling in two separate general building contractors and asking for their advice.

If the floors are sagging below walls built above the joists then look for clues:- check to see if the wall above is built of masonary or stud partition.
Has a wall below been removed and the ceiling patched in?
It could be that a steel beam should have been installed but wasn't.!
It's probable that the depth of the joists was insufficient for the span. This is common in older properties when contractors would be looking to make economies in construction costs.

With regard to referrals, I would contact contractors who are members of reputable trade organisations and who are based in the local area as they will most likely have already worked on similar properties with similar problems.

Talk to contractors first as they will have the practical 'hands on' experience, whereas a structural engineer will play over safe and over specify, costing you a small fortune.

Answer 3

A good structural engineer will be able to tell you, what to tell the contractors. Otherwise each individual will give you his opinion and a price to do what he wants to do. Then the problem will be that you will have to decide which solution will work and at what price. It will be easier to compare apples to apples if all contractors are bidding on the same job.