need to remove/secure front balcony that is not structurally sound
We just bought a semi-detached frame house in Windsor Terrace, and we need to deal with the front balcony. It’s not in good shape (see attached pic). We’d love to be able to keep it, but know that it may make more sense to remove it. We are new to home owning and aren’t sure where to start. Structural engineer? Contractor? Thanks, KMS
kms_bkyn
in Roofing 10 years and 10 months ago
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cate | 10 years and 10 months ago
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Of course I can’t tell everything from a photo but it doesn’t look as if there is very much damage — yet. If there is a leak, it’s very important to stop it as soon as you can. Then just replace anything rotted and straighten everything out. Removing the porch altogether would probably be a bigger job — and would also necessitate a new facade anyway as well.
kms_bkyn | 10 years and 10 months ago
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thanks, all. We definitely factored fixing this into the price, I just don’t know where to start. The inspector used the term ‘functional failure’ to describe the balcony/porch. However, he is associated with an engineering/architecture firm, so I feel like I should get other opinions.
resident2 | 10 years and 10 months ago
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If you want to keep it, certainly do not remove it, just secure it until you can deal with the whole façade at some point in the future. Once you remove something it is a big deal trying to get approval to restore the pre-existing structure. Obviously no one can see exactly what is going on from one picture, but it is probably not as bad as you may think. Is there any mention of it in your pre-purchase inspection report? Do not get a structural engineer, they notoriously make a mountain out of a mole hill and if you get three engineers, you will get three completely different ideas as to how to rebuild/restore it. Find a good carpenter that works with old frame houses. Unfortunately at this time of the year there are not many still working outside, but here are a couple that you can try: Cortez Williams; 347-245-4606 Kaynateez03@msn.com he has made and hung some huge landmark approved Brownstone front doors and balcony for me. Great Job. Fernando “The Carpenter” 347-654-3705 Vanegas@live.com.ar I saw him working on a cedar clapboard façade and front porch in Clinton Hill. It looked absolutely fabulous when it was finished and he took his time to get it right. You can see it on Hall St just off Myrtle Ave. It is obvious which one I am talking about, it was done a couple of years ago and is weathering in well. Both of these guys are crafts men, that often work as subs for other contractors/ architects charging double for their work..
concord | 10 years and 10 months ago
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Surely at time of purchase your insector would/should have seen the condition and the cost of rectifying would have been deducted from the purchase price…as part of the negotiation r your consideration to make the purchase, etc. accordingly use that money to make the repair…start with a contractor to look at it and he might guide you to an engineer/etc if that is what you need. If you start from an engineer…simultaneosly start the second mortgage!
cate | 10 years and 10 months ago
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Also are you sure it’s structurally unsound? I see that it’s crooked, but does it bounce or seem shaking when you walk on it (if you have)? Could be it was deteriorating but the siding stopped any water damage but the siding folks didn’t straighten anything out so it looks crooked. Or it could be that the siding now is leaking or and there is water damage and the siding needs to replaced and maybe the underlying structure needs some repair or straightening out. A contractor who does a lot of exterior and siding work would be able to tell you if there is a problem with the siding now and maybe even guess at the likely problem, if it’s hidden. Or maybe something else is leaking. Do you see any discoloration, dark places, etc., where water is getting in, or do you see pooling water anywhere?
cate | 10 years and 10 months ago
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Cute! The posts on the porch are probably doing a fine job holding it up and it is bowing above because water is getting in where the top left post meets the front of the balcony. But you could have structural engineer look at it. If you are planning a facade renovation it could probably be easily fixed in the course of that. I have recently looked into re-doing our vinyl covered wood frame facade and found it is not nearly as expensive as I feared: About $12,000 for a typical front of a three story house — and half of that is the cornice. Cost of wood planks, shingles, and Hardi Plank is all the same. Did your inspector say anything about the balcony?