Garden House

18,000lbs of trash left in the yard, 20 dogs and tenant vandalism left the place with dirt and smell beyond description. Broken windows, leaking roof, sagging floors, and clogged plumbing; there was no problem this house didn’t have.
The junk was removed, and the house was cleaned out. The sagging in the floors and ceilings hinted at underlying structural issues so the owner opted for a full gut. The walls were stripped, and the subfloor was removed exposing broken and over spanned joists, load bearing walls without proper support, dry rot, and numerous framing decisions that would never pass inspection.
To fix the sagging floors we replaced the broken floor joists and poured spread footings to support the girders that needed to be installed. After the concrete cured, girders were installed, and the floor jacked up into place removing nearly 3” of sag in the middle of the joist spans. Blocking supported by girders was put under load bearing walls to lift them into place and ensure that the weight of the house wasn’t sitting on the sub floor as they had originally. With structural upgrades complete the house was rewired and replumbed, a vapor barrier and R-30 insulation was installed to bring everything under the floor up to current code. After installing thermal and sound proofing insulation in the walls, sheet rock, new windows and doors, paint, cabinets, fixtures, and flooring went up.
Final inspections have passed, and a house built in the 1920’s looks brand new, from a structural standpoint it’s better than it’s ever been.