Estimate On A Structural Support Change? (very Long)
I found a 4-unit building with great potential last weekend. One drawback is the carport: It's very hard to park. It's under the two-story building and requires a 90 degree turn from a 15 foot wide driveway.
Not only that, but it's only 33 feet wide, and is divided into 4 stalls by 3 columns. Actually, there are two rows of these columns. This means that there's only about 8 feet between the columns- basically, room for a compact car at best.
I hope you can picture it. It's basically 33 feet wide, 19 feet deep, with 3 columns along the front and 3 more columns parallel to the first set 11 feet deep into the carport. The columns are 8x8s, which in turn support an 8x8 which runs the width of the carport, which in turn supports the floor joists under the first floor.
The building is 31 feet wide by 36 feet deep. So the carport extends 19 feet under the 31 foot side of the building.
I'm wondering if it were feasible, and at what cost, for the columns to be removed and replaced by steel beams on the sides of the carport which would support a steel beam running overhead. No columns within the carport at all.
I had a contractor come out who thought it was very simple to do, but would not even ballpark it without calculations on the structural load. I called several engineering firms and the charges ranged from $1,800 to $2,500 for structural calculations and engineered plans.
So finally, here's my question: Is there any possible way to get a very general idea what something like this would cost? I'm talking about the actual construction work, including materials. I've already been down to the building department and have an idea what the permits will run.
Without parking modifications, I would not even think about buying this place. Thank you very much for taking the time to read this entire post, and for any feedback on this issue.
Tracy
I know this is not the angle you want to persue, but just curious, without the carport, is there any street parking or other parking for the tenants?
I do this all the time and generally use "BeamCheck" to do my calculations.
YOu need a contractor there that uses it. I would imaging that a 33' length of I beam "S" type in the heavy weight would run about $15 (steel is skyrocketing!) a linear foot. An 8x8 on each end would probably do it if anchored well etc. depending on the loading. I generally do this for around 2K. YOu will need to get a contractor with some software that will take a look at it. Generally I just submit a sheet right from the program and they run with it. YOu would have some deflection however, probably an inch-1.5 over that span unless you get real big.
[addsig]
YOu might check with a graduate student at one of the universities there. He could probably do the calcs for you.
If you're going to permits, see what the city/county require.
Here the require a licensed profession to have signed on of the design.
Even for a little transom over door.
Hi bgrossnickle and Stockpro99,
Thanks for reading through my post and for your comments.
bgrossnickle, off-street parking is much in demand by renters in this area and I'd be concerned about getting/keeping tenants without it. If the cost isn't too great to modify the carport, I'd be willing to make the investment.
Stockpro99, I'll take your advice and call a few more contractors. Since Monday I've probably called about 20, got return calls from about 8, and only 1 had the time and/or interest to take a look. Beamcheck sounds like a great program.
In the scenario that you outlined, would there still be two beams running overhead the width of the carport, with steel beams (2 for each beam) supporting it on the sides? I just want to make sure I understand what you're talking about. Would the two overhead beams be tied together somehow (cross-bracing, etc.)?
This whole thing is fascinating to me and I enjoy trying to figure out everything that goes into such a project. I like the idea of tapping into the local schools also- I'm sure there's a student out there somewhere who would love a practical application of what s/he's studying.
I really appreciat the help- thanks.
Tracy
Hey cjmazur,
Thanks for the reply. I went to the building dept. and found out that I need wet-stamped engineered plans with calculations to get the permit for this work. Estimated cost of the permits: $400. Pretty steep, I thought, but I got the impression that it wasn't negotiable :o)
Tracy
Has the current owner been having problems with this? If not, why start thowing money at something that has not been a problem for previous owner thus far?
Maxwell Property, thank you for the feedback. Off-street parking is at a premium in this area and without it I believe there would be more turnover and fewer potential renters. As I'm looking for a long-term investment, I'd be willing to put out some money to both increase the value of the property and make it more attractive to tenants.
Quick update on estimates: Stockpro, I couldn't find anyone who knew what BeamCheck was, but then again only about 4 out of 30 calls were returned.
One experienced engineer came out and gave me these approximate figures:
Steel Beams: $1.25 a pound. Each beam (2 are needed) is 30 feet long, and it's about 100 pounds per linear foot. So that comes to... $3,750 per beam. Yikes. That's just for the steel (but does 100 pounds per linear foot sound correct? That must be one beefy beam).
Add in engineered plans, delivery charges, new footings for the new columns to support the beams, and labor, and it comes to about $15,000. A little more than I was expecting. But I'll get another estimate on Friday and see how the numbers compare.
Tracy