921 Main Historic Structure Assessment

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DAA JDESIGN ARCH ITECTURE+INTER IORS 3.3 ENVELOPE — EXTERIOR WALLS EXTERIOR WALL CONSTRUCTION Description: The main level wall framing was not exposed for review. The wall framing is likely a 2x4 stud wall with studs on regular spacing as site measurements support this assumed wall thickness. Additionally, building records indicate double headers at door or window locations indicating 2x4 wall construction. Building records also indicate that in 1978, fire stops were installed around balloon framing. However, balloon framing was not observed in the basement as would be expected and therefore the walls are likely platform framed. The 1978 v�building records also indicate that the exterior walls were insulated to R-13 or better, but this could not be confirmed. Condition Evaluation: Since the wall structure was not exposed for observation, we are unable to evaluate the condition or determine if there is any structural damage. The wall heights are approximately 9 feet tall, which is at the upper height limit for 2x4 wood stud construction. Wall finish cracks were not observed on the interior wall or ceiling surfaces indicating that the walls are in good condition. Furthermore, the insulation type and R-value within the walls could not be determined, if any is present. It is likely that any wall insulation does not meet current code standards. Recommendations: 1. The original portion of the building that was converted to a vaulted roof with a ridge beam includes walls that exceed the 9 feet tall height for a 2x4, the framing in this area would need to be exposed and evaluated further during any future remodel. 2. Without the opportunity to observe the exterior wall structure, we do not have any recommendations currently. If the opportunity presents itself, the exterior walls should be assessed by a licensed structural engineer. The owner is to note that the walls will need to be evaluated if any remodels or additional load is to be added. It is likely that additional studs may need to be added for the increased loads above in combination with the wind load on the building. Also, if any remodel or addition plan is in place, new braced wall lines may be added by adding OSB or gypsum board on the interior side of exterior walls to resist wind loading. 3. Wall cavity insulation should be added to achieve an R- value as close as possible to current code standards. Any energy upgrades, such as increased insulation in the attic, could result in prolonged snow retention on the roof and could ultimately affect roof performance without first completing structural reinforcement. A jog in the siding indicates the northwest addition. 921 MAIN PAGE - 27