interior structural repair -- looking for a contractor and engineer

The floor in one corner of our kitchen is sagging due to long-term water damage to interior support beams under the floor. After many years, we are finally thinking of taking this on, while also doing a some basic kitchen renovations as well. We are looking for recommendations for a contractor and for an engineer (see below). Our budget is modest. (1) We need an experienced, but reasonable, structural engineer who is familiar with Brooklyn Brownstones to do an inspection and prepare repair specifications related to the structural issue. (2) We will also need a contractor for the job — one who is capable of taking on both the structural repair (sistering joists, etc., in accord with the engineer’s specs) and the kitchen renovation job (stripping walls and ceiling; repairing and painting wall; linoleum floor replacement; plumbing to build in the dishwasher; new kitchen sink/dishwasher cabinetry; tile back splash, etc.)

rpine

in Brownstoner Renovation 11 years and 11 months ago

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joegc | 11 years and 11 months ago

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Where are you in the process? It sounds like a you a relatively simple problem. It sounds like you need to replace or sister the joists underneath the floor. If a support beam is damaged, you may need to replace that also. Save you money and hire a good contractor. Give me a call to discuss further. Joe Lewis joelewis@crjhome.com 917-482-4485

resident2 | 11 years and 11 months ago

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I have used Patrick DeVerteuil (Brit-Trini, Ltd) for a very similar job where I had extensive termite damage in cellar ceiling garden floor under the rear kitchen. He replaced all the beams, joists etc., a whole new kitchen etc., supervised all his subs for plumbing, electrical etc. and got the whole job done in less than month. And he was the cheapest in price! Call him: 718-309-3934

brucef | 11 years and 11 months ago

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Upon further reflection, many competent GCs should be capable of handling your job. The part that troubles me is your understandable desire to have “repair specifications”. Interview three and compare and contrast the structural part of their proposals.

benicoinc | 11 years and 11 months ago

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Any competent Carpenter can fix this problem. There is no need for a structural Engineer, because the situation you’re describing is common. Likewise any competent GC will be able to orchestrate this project easily. We confront these situations time and again.

brucef | 11 years and 11 months ago

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I can second the warning regarding structural engineers. It would seem to the novice that a structural engineer is what you seek, but that it’s incorrect. SE is a specific sub specialty that has virtually nothing to do with your needs. You would like to repair or replace with like materials. You are not seeking to fix a situation. Got it? Seemingly similar words trigger a world of hurt upon you. Until you hook up with a trades person you explicitly trust, hold off doing anything. Traditionally the architect is supposed to be the bulwark to protect you from malfeasance, but over time that is no longer their role. You need to learn and understand more, at this point grasping that you don’t know is critical. Feel free to learn the hard way or listen to 40 years experience. Bruce

greenmountain | 11 years and 11 months ago

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Every body has something to promote, mine is the fair pay, and safe working conditions for craftspeople. As a tile setter of bathrooms and kitchens in old neglected Brooklyn buildings, I have never seen such dangerous conditions as you describe, but I heard about them. One of my clients is a Professional Engineer, but he works on whole buildings, and I couldn’t get him to return a phone call about just one kitchen. You probably want a licensed contractor. Somebody who keeps a Workers’ Comp policy, and pays their taxes, both according to law. A licensed contractor is likely to have a valid liability insurance policy too, and if something does go wrong, the NYC Dept of Consumer Affairs has their finger prints and knows where they live. But the trouble with us licensed Home Improvement Contractors, is we need to charge more than those who cheat on taxes, and commit insurance fraud – a lot more. One way to control costs is to specialize in a finished trades, which has a lower priced rate for Comp. The expensive one to avoid is the trade you are asking about: Carpentry, Not Otherwise Classified. Carpentry NOC costs about 20% of payroll; tile setting only about 10%. So it is important not to make too big a deal about this in public forums. But, it happens that good kitchen and bathroom builders occasionally have to confront projects like yours. Of course I don’t want tiles to crack or lose their grip, on unstable substrate. Get somebody with experience and don’t look in the Directory for me. You never know what insurance auditors are reading, and it is probably not as bad as you describe. Green Mountain.

xchx | 11 years and 11 months ago

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Seconded. I hired an engineer for a small job – ended up spending way too much for plans a contractor couldn’t follow anyway.

sam56729 | 11 years and 11 months ago

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Save your money in hiring a structural engineer or home inspector. A professional contractor will know what to do. Bring in one or two to give you an estimate to see what they will charge, and how they would fix it. Won’t cost you anything that way. Ask for a written contract, then you get what they would do in writing. If I were you, I would go to EZBZ and post your inquiry. Good luck!