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Help wiith deciphering building plans for a 1961 house

Help wiith deciphering building plans for a 1961 house


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Old 06-10-12, 05:38 PM
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Help wiith deciphering building plans for a 1961 house

I recently purchased a 1961 ranch home and am thinking about opening up the kitchen to the livingroom/diningroom. I have the original plans and I'd appreciate it if y'all would take a look at the floorplan and give me some info regarding the existing concealed beam in the ceiling, and what the two walls between the beam are doing etc.

I'm in the very beginning stage of thinking about this and will definitely consult an engineer before any walls come down. Right now I'd just like to get a basic idea of what I'm in for, and just some general information about what the existing beam does, what the two interior walls in the kitchen do, etc. Any and all comments welcome!

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Old 06-10-12, 07:10 PM
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Welcome to the forums!

I recently purchased a 1961 ranch home and am thinking about opening up the kitchen to the livingroom/diningroom. I have the original plans and I'd appreciate it if y'all would take a look at the floorplan and give me some info regarding the existing concealed beam in the ceiling, and what the two walls between the beam are doing etc.
I'm guessing that it's the wall between the breakfast nook and the living room that you're thinking of modifying, and that it's the 3-2X12 beam spanning that wall and the wall on the other side of the living room that you're wondering about.

My best guess from looking at the plan for this floor is that that beam is there to support a load above it - a wall or a roof eave or some similar structure. If so, you will need to maintain or install framing that is sufficient to transfer that load to the foundation, or other earth-supported member, such as a pier or two, in a manner that will maintain its structural integrity.
 
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Old 06-11-12, 05:19 AM
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Yes, that is one of the walls I'm thinking of removing. I'm thinking about eliminating both breakfast nook walls and adding an island/breakfast bar somewhere in there instead.

My best guess is that the existing beam is there to support the ceiling joists above due to the increased span distance from the 3rd bedroom. I was thinking that the joists probably butt over that beam.

This is a single story ranch and there is nothing directly above the wall when looking in the attic. I.e no rafter supports or what-have-you. I couldn't get in there when doing the home inspection because the attic has blown-in insulation several inches above the joists, but I could see clear through the middle of the attic to the other side of the house.

I guess my main question is, if the wall I want to remove is supporting a beam, can that wall be replaced with another beam?
 
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Old 06-13-12, 09:55 AM
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yes, you can. However, consult an architect or engineer. Your permitting office will likely need to approve your plans before you begin work.
 
 

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