Home Repair forum - Renovation

Author

Renovation

2005-06-28, 11:25 pm

I'm on the verge of the purchase of a first home and I'm considering a
number of renovations. Can someone tell me if there are any
regulations regarding the interior state of a "work in progress"?
Like, can I just rip interior walls and ceilings out, and are there any
issues with leaving things that way for a length of time? I do not
intend to affect the structural integrity of the building.

I am in Massachusetts but would appreciate info from anywhere.

John

dale martin

2005-06-29, 4:25 am

Before you begin your renovation work you should place a call to your
local building department. Regulations vary from place to place on what
you need permits for and such. It's best to start off on the right foot
with your local inspectors- instead of getting a nasty surprise later.
Pulling permits is not always inexpensive or fun but helps to protect
you and others by insuring that the work meets a certain standard-
usually based on the Uniform Building Code but often with local
variances. I would especially recommend talking to the building
department and possibly a contractor or two before you rip out any
walls. Unless you can identify which walls are load-bearing or not you
might sacrifice the structural integrity of your house by taking out
the wrong framing pieces. Another reason for permits is that insurance
companies often will not cover damage caused by work that was done
illegally- say you do some wiring that starts a fire and burns down
your house- no compensation. Where I live permits are good for six
months from when they are issued. We are in the middle of a renovation
right now- the permits where pulled in Feb. or March and there's no way
we will be ready for a final inspection before the six months is up so
we will have to get them renewed- most likely for an additional fee,
but that's the way the game is played. Ask lots of questions of the
inspectors and get to know the building code if you plan on doing lots
of renovation work. Often you open a whole can of worms unknowingly by
what seemed like a little project. Sometimes you will be required to
bring things up to current code depending on the scope of your project.
Here in California that means things like shear walls and hold downs
for earthquakes. If you live in an older house this can mean a lot of
additional time and expense but in the end you will most likely be
living in a safer, more comfortable house. Good luck with your house
and have fun.

Dale

J wrote:

quote:

> I'm on the verge of the purchase of a first home and I'm considering a
> number of renovations. Can someone tell me if there are any
> regulations regarding the interior state of a "work in progress"?
> Like, can I just rip interior walls and ceilings out, and are there any
> issues with leaving things that way for a length of time? I do not
> intend to affect the structural integrity of the building.
>
> I am in Massachusetts but would appreciate info from anywhere.
>
>
> John

Joseph Meehan

2005-06-29, 12:25 pm

J wrote:

quote:

> I'm on the verge of the purchase of a first home and I'm considering a
> number of renovations. Can someone tell me if there are any
> regulations regarding the interior state of a "work in progress"?
> Like, can I just rip interior walls and ceilings out, and are there
> any issues with leaving things that way for a length of time? I do
> not intend to affect the structural integrity of the building.
>
> I am in Massachusetts but would appreciate info from anywhere.
>
>
> John

Regulations are generally made locally so you will need to check with
your local authorities.

Older homes often have hidden bombs, like lead paint or old leaks that
have done serious structural damage. Renovations may turn up far bigger
problems than expected.

I am not saying don't do it. I did one home and I was very happy with
the results. Lots of work, but great results.

In my case there were long periods where areas were work in progress.

Good luck

--
Joseph Meehan

Dia duit

m Ransley

2005-06-29, 12:26 pm

If you have to ask , then I wonder how you know you wont affect
structural integrity.

Joseph Meehan

2005-06-29, 12:26 pm

m Ransley wrote:

quote:

> If you have to ask , then I wonder how you know you wont affect
> structural integrity.

That is a very good point. I glossed over that tearing out walls thing
in my first response. If you don't know exactly what you are doing, and the
fact that the question was asked indicates that the OP does not, then don't
take out anything 2x4 or larger!

--
Joseph Meehan

Dia duit

2005-06-29, 12:26 pm

I probably wasn't clear. The way I see it I can't exercise too much
caution. When I referred to walls, I meant removing surfaces and
exposing the innards, without removing any framing. I'll be consulting
with a structural engineer, to be sure I don't make any serious
mistakes.

2005-06-29, 12:26 pm

m Ransley

2005-06-29, 12:26 pm

Tearing out walls even non load bearing can have dramatic results above
the wall, settling being the main issue. Once I took an architect
aproved wall removal job, well he wasnt a very good architect because
down came everything above, luckily my crew was quick enough to throw
back up supports before all came tumbling down. And since he was an
architect it was on his insurance claim.Yes wall removal needs expert
direction, from someone who has done them regularly.

Tony Hwang

2005-06-29, 12:26 pm

J wrote:

quote:

> I'm on the verge of the purchase of a first home and I'm considering a
> number of renovations. Can someone tell me if there are any
> regulations regarding the interior state of a "work in progress"?
> Like, can I just rip interior walls and ceilings out, and are there any
> issues with leaving things that way for a length of time? I do not
> intend to affect the structural integrity of the building.
>
> I am in Massachusetts but would appreciate info from anywhere.
>
>
> John
>

Hi,
In a way walls are part of structure. Be careful.
Tony

m Ransley

2005-06-29, 6:25 pm

Why remove the sheeting to expose the framing , unless you are going to
remove the framing?

You dont remove anything till you are sure you have everything planned
out. Or you may find yourself resealing the wall as it was.

2005-06-29, 6:25 pm

More clarification:

I was a cabinetmaker for 4 years. Woodworking become a hobby of mine
and I've helped friends do some residential framing, but by no means am
I a seasoned builder or contractor.

I'm wondering if there's a specific line past which permits are best.
I'll be using a dumpster in the street for demolition so that's pretty
much a given permit situation. I have talked to the engineer about
vaulting the ceiling so I would anticipate being able to demo the attic
without affecting the ceiling joists. I do not have trusses to worry
about. I may install wider (2x8?) rafters to allow for adequate
insulation, venting, etc. And then if I decide to replace or move the
ceiling joists, I'm borderline in over my head and will probably need
to rely on some help.

The main point being that it will be taking me a lot longer to get
everything done, but both my girlfriend and I are prepared for this
(stepping over a pile of stock to get to the kitchen to eat breakfast,
etc.) But if I get permits for everything, then I will be under
pressure with time and this is something I'd rather avoid if possible.
To be sure, I have no intention of jeopardizing the safety of the
building. But the road to hell is paved with good intentions and
that's really why I'm asking here. I also realize the importance of
maintaining a decent relationship with building inspectors and I'm also
wondering if tackling some of this stuff without permits gets me off on
the wrong foot. I'm planning to run a lot of this by the inspection
department before I get too involved, but I figure here is not a bad
place to start.

Duane Bozarth

2005-06-29, 6:25 pm

J wrote:
....

quote:

> I'm wondering if there's a specific line past which permits are best.

....

Your local building department has all the requirements in b&w...all you
have to do is ask.

m Ransley

2005-06-29, 6:25 pm

One permit should cover it, it does in my area, just tell them what you
want to do upfront. If permits prices are based on the cost of the job
then lowball the price. when you are done you get the final inspection
and the cert to inhabit. inspectors are easy to work with as long as you
are upfront and dont hide things.

3rd eye

2005-06-29, 11:25 pm

On 29 Jun 2005 07:46:39 -0700, "J" <skyliner306@yahoo.com> wrote:

quote:

>
>More clarification:
>
>I was a cabinetmaker for 4 years. Woodworking become a hobby of mine
>and I've helped friends do some residential framing, but by no means am
>I a seasoned builder or contractor.
>
>I'm wondering if there's a specific line past which permits are best.
>I'll be using a dumpster in the street for demolition so that's pretty
>much a given permit situation. I have talked to the engineer about
>vaulting the ceiling so I would anticipate being able to demo the attic
>without affecting the ceiling joists. I do not have trusses to worry
>about. I may install wider (2x8?) rafters to allow for adequate
>insulation, venting, etc. And then if I decide to replace or move the
>ceiling joists, I'm borderline in over my head and will probably need
>to rely on some help.
>
>The main point being that it will be taking me a lot longer to get
>everything done, but both my girlfriend and I are prepared for this
>(stepping over a pile of stock to get to the kitchen to eat breakfast,
>etc.)

If it's anything like the project I took on it will explode & one
thing will lead to another & another. I started out thinking I'd do a
few things & little by little ended up gutting the place.

You didn't say how old this place is.

But if I get permits for everything, then I will be under

quote:

>pressure with time and this is something I'd rather avoid if possible.

My permit expired six months into the project. One year later, with
the stroke of a pen they renewed it for another six months.
My experiance with the inspectors wasn't too bad. They let me know
right off the bat who was boss. I was careful not to piss them off.
One line I heard more than once was "We'll catch it on the final".
I fixed it but they never bothered looking.

Around here, any re-hab over a thousand dollars requires a permit.
AND EVERYTHING needed to be brought up to current code.

quote:

>To be sure, I have no intention of jeopardizing the safety of the
>building. But the road to hell is paved with good intentions and
>that's really why I'm asking here.

That said, it's also about taxes. They want your money.

I also realize the importance of

quote:

>maintaining a decent relationship with building inspectors and I'm also
>wondering if tackling some of this stuff without permits gets me off on
>the wrong foot. I'm planning to run a lot of this by the inspection
>department before I get too involved, but I figure here is not a bad
>place to start.

It will take longer than you expect it to.
It will cost more than you expect it to.
But when it's done you'll be proud.

Good luck.

2005-06-30, 4:25 am

The house is 100 years old. It has a hip roof and a chimney on center
which isn't used, and I don't know yet if it can be. The rafters are
definitely spaced wider than 24", but the roof was recently reshingled
and it looks like a decent job. No evidence of leaks, but I'm still
pre-inspection.

I'd like to do is vault the ceiling on the 2nd floor, but I'm still
figuring out how this might be done. I could replace the ceiling
joists, but ideally I'd like to have exposed beams higher up. At first
I thought I was out of luck but apparently there are lots of ways to do
something like this, with rails, I'm told that steel is used in some
cases. Then it becomes a budgetary question more than anything else.

Thanks for all the comments.

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