Builders? What's being called out for your coastal projects currently?

dave44

We are in the process of constructing another beach house.

Our engineer surprised me today when he called for 1/4 A36 steel 2'x2' L on each side of an 8x8 post with 4-2x10s-5/8ply filler header/beam tying down a screen porch roof. And a LOT of through bolts.

That's a big change from my last coastal project in 2014.

Anyone seeing this much fun lately?

Resinhead

Depends on your projects location.

State, county, municipality, etc.

Enginners tend to over enginner by 10 to 20% depending on who they are, how long in business and their familiarity with local building departments and inspectors.

Screen porches are prone to severe uplift depending on roof size, directional facing, and building materials.

Those stamps are are to get so they tend to hedge in their favor.

Btw... a 2'x2' red iron L will not fit properly on a 8x8. Did he provide a detail?

stc1993

How long are the 2x2 angles? I draw structural dwgs & I can't picture what your describing. I get the header bm 6 5/8" thick is it the whole length of the porch?

dave44

Resinhead wrote: »

Depends on your projects location.

State, county, municipality, etc.

Enginners tend to over enginner by 10 to 20% depending on who they are, how long in business and their familiarity with local building departments and inspectors.

Screen porches are prone to severe uplift depending on roof size, directional facing, and building materials.

Those stamps are are to get so they tend to hedge in their favor.

You are right about that!

The last project was about 200 yards away and a full story taller than this one. So I wondered how others were dealing with it.

I actually find coastal building fascinating. When a hurricane heads for central NC or Va. it weakens but doesn't realize that it did, it makes a huge swath of destruction. We have always overbuilt. Many times code is too minimal .

dave44

stc1993 wrote: »

How long are the 2x2 angles? I draw structural dwgs & I can't picture what your describing. I get the header bm 6 5/8" thick is it the whole length of the porch?

2 ft down on the post. Across the center beam, 2 ft each way- 4 ft total , 7 inches wide.

It is a sizable chunk of steel.

And it's 2 -5/8 ply. 7 1/4"

Resinhead

dave44 wrote: »

You are right about that!

The last project was about 200 yards away and a full story taller than this one. So I wondered how others were dealing with it.

I actually find coastal building fascinating. When a hurricane heads for central NC or Va. it weakens but doesn't realize that it did, it makes a huge swath of destruction. We have always overbuilt. Many times code is too minimal .

I'm currently building a single structure 3 story 4 unit townhome project 100' from the Gulf. We're in the framing stages and my enginner might as well take one of the units for the costs that are occurring.

dave44

Resinhead wrote: »

I'm currently building a single structure 3 story 4 unit townhome project 100' from the Gulf. We're in the framing stages and my enginner might as well take one of the units for the costs that are occurring.

Exactly. It looks so easy when the computer spits out the #s for a 20 % overbuild.

This project is part of a Reno/expansion on a 40 year old house. Granted it's 200 ft from the Atlantic, but if a big blow comes through that header and posts on the pilings ( did I mention they were called to 25 ft deep) are going to be the only thing left.
In the neighborhood.
For about a mile.

stc1993

Engineers make a killing on contractors. Not very much with Architects. Structural, mechanical & electrical end up with about 1% of total bid. Schools run about $18 mil. in GA. They get $180k to divide 3 ways. It takes close to a yr. to do a school.

[email protected] Special

First problem is it is useless to put A36 that is not galvanized on a beach home!

Oh, and sts1993, you have a problem with us charging 1% when we take liability for everything forever?????

Heck I wouldn't seal a seawall typical design for 1% !!

For an $18 million dollar design, I would get at least $800 K !! It appears your engineers work pretty cheap in Ga.