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Old 07-16-2013, 12:01 PM
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Default Cost to repair/replace broken roof trusses

I'm looking at a potential rental property and the only issue is that 3 of the roof trusses are cracked. The home inspection didn't note any roof sagging so I'm wondering what needs to be done. Do they add "sister" beams to the area thats cracked, or should the trusses be removed and replaced? This is something I've never had to deal with so any insight/advice would be appreciated.
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Old 07-16-2013, 12:04 PM
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Just scab a 2x of the same dimension on it. That is a suitable and approved repair.
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Old 07-16-2013, 12:05 PM
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I'm not a GC but pretty sure you can sandwhich new lumber on to existing truss might need engeneering.
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Old 07-16-2013, 12:09 PM
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I'm not a GC but pretty sure you can sandwhich new lumber on to existing truss might need engeneering.
you can, usually have to go at least 3' to each side of the break. also , screw/nail pattern is important
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Old 07-16-2013, 12:10 PM
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Yep, sister right against the cracked boards. Easy fix.
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Old 07-16-2013, 12:10 PM
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I'm looking at a potential rental property and the only issue is that 3 of the roof trusses are cracked. The home inspection didn't note any roof sagging so I'm wondering what needs to be done. Do they add "sister" beams to the area thats cracked, or should the trusses be removed and replaced? This is something I've never had to deal with so any insight/advice would be appreciated.
Scab the same lumber as used for the original truss on both sides and through bolt it. Removing and replacing trusses is no small chore.
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Old 07-16-2013, 12:52 PM
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First of all I'm a roof truss designer/engineer. Since this house is only a potential buy for you, I would have the Seller at his expense pay for an Engineer to inspect the damage and put in writing what the fix should be. Then you will have documentation and his liability insurance to cover future questions and problems about the repair. What happens when you want to sell the house and the home inspector notes your repair? You have to ask yourself what caused the cracks on 3 trusses and does the problem still exist. Did a tree fall on the roof and the damage was only cosmetically fixed. Did they have too much weight hanging from the ceiling, etc. Something caused the damage. 3 different trusses didn't just crack. Cover yourself by getting an Engineer to specify a fix in writing w/seal.
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Old 07-16-2013, 12:58 PM
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First of all I'm a roof truss designer/engineer. Since this house is only a potential buy for you, I would have the Seller at his expense pay for an Engineer to inspect the damage and put in writing what the fix should be. Then you will have documentation and his liability insurance to cover future questions and problems about the repair. What happens when you want to sell the house and the home inspector notes your repair? You have to ask yourself what caused the cracks on 3 trusses and does the problem still exist. Did a tree fall on the roof and the damage was only cosmetically fixed. Did they have too much weight hanging from the ceiling, etc. Something caused the damage. 3 different trusses didn't just crack. Cover yourself by getting an Engineer to specify a fix in writing w/seal.
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Old 07-16-2013, 01:00 PM
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First of all I'm a roof truss designer/engineer. Since this house is only a potential buy for you, I would have the Seller at his expense pay for an Engineer to inspect the damage and put in writing what the fix should be. Then you will have documentation and his liability insurance to cover future questions and problems about the repair. What happens when you want to sell the house and the home inspector notes your repair? You have to ask yourself what caused the cracks on 3 trusses and does the problem still exist. Did a tree fall on the roof and the damage was only cosmetically fixed. Did they have too much weight hanging from the ceiling, etc. Something caused the damage. 3 different trusses didn't just crack. Cover yourself by getting an Engineer to specify a fix in writing w/seal.
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Old 07-16-2013, 01:01 PM
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Originally Posted by SpeedDemon View Post
First of all I'm a roof truss designer/engineer. Since this house is only a potential buy for you, I would have the Seller at his expense pay for an Engineer to inspect the damage and put in writing what the fix should be. Then you will have documentation and his liability insurance to cover future questions and problems about the repair. What happens when you want to sell the house and the home inspector notes your repair? You have to ask yourself what caused the cracks on 3 trusses and does the problem still exist. Did a tree fall on the roof and the damage was only cosmetically fixed. Did they have too much weight hanging from the ceiling, etc. Something caused the damage. 3 different trusses didn't just crack. Cover yourself by getting an Engineer to specify a fix in writing w/seal.
That would be my first question-- what in the heck cracked 3 trusses?

Do you have enough room to get a full length 2x into the attic space?
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Old 07-16-2013, 01:05 PM
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Just to address curiosity I would bet that the trusses were cracked when they slid them off the truck and they were installed that way. Follow speed demons advice.
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Old 07-16-2013, 01:11 PM
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Either that or possibly a tree fell on the roof. Just be sure nothing is sagging before you scab on to it. If things are out of wack you can jack up under to bring things back to where they should be. Don't get engineers involved or the cost to repair will triple, it really isn't that big of a deal.
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Old 07-16-2013, 01:35 PM
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Don't get engineers involved or the cost to repair will triple, it really isn't that big of a deal.
best advise .
it isn't a big deal. I have a new house with a broken truss that was scabbed over
50% of the attics I crawled in as a kid to run duct work had a broken truss or 4 repaired the same way.
When we would cut out the cross bracing to run ducts back then we would do the same thing . Guess what them houses are still standing and i AM OLD
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Old 07-16-2013, 03:00 PM
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I've had buyers walk over scabbed trusses before.

My engineer has told me its a perfectly legitimate and acceptable way to fix them.

Guess it depends on who you ask.
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Old 07-16-2013, 03:02 PM
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I had three split in my garage when a maple limb snapped off and fell on the roof duing Sandy. one rafter was completely separated from the roof. The limb was ony about 5" where it broke, but that's where it hit the roof.. Sisters fixed it in no time at all.
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Old 07-16-2013, 03:05 PM
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scab
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Scab
What y'all got against unions?
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Old 07-16-2013, 03:16 PM
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What y'all got against unions?
Do you really have to ask?
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Old 07-16-2013, 03:23 PM
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Quote:
Originally Posted by SpeedDemon View Post
First of all I'm a roof truss designer/engineer. Since this house is only a potential buy for you, I would have the Seller at his expense pay for an Engineer to inspect the damage and put in writing what the fix should be. Then you will have documentation and his liability insurance to cover future questions and problems about the repair. What happens when you want to sell the house and the home inspector notes your repair? You have to ask yourself what caused the cracks on 3 trusses and does the problem still exist. Did a tree fall on the roof and the damage was only cosmetically fixed. Did they have too much weight hanging from the ceiling, etc. Something caused the damage. 3 different trusses didn't just crack. Cover yourself by getting an Engineer to specify a fix in writing w/seal.
This advice is absolutely correct and has the potential to save you a giant headache. The actual engineering shouldn't cost that much, and nothing if paid by the seller.

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Originally Posted by TheRealMacGyver View Post
Don't get engineers involved or the cost to repair will triple, it really isn't that big of a deal.
Or maybe it is. What did you find when you inspected it? Oh, you haven't seen it? OK, then.

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best advise .
it isn't a big deal. I have a new house with a broken truss that was scabbed over
50% of the attics I crawled in as a kid to run duct work had a broken truss or 4 repaired the same way.
When we would cut out the cross bracing to run ducts back then we would do the same thing . Guess what them houses are still standing and i AM OLD
Just because you saw a repair doesn't mean it wasn't engineered. And just because it wasn't engineered doesn't mean the repair was inadequate.

I used to have a photo of a 7-story steel structure that had 1 of the 4 columns completely rusted away. As in not there, the opposite column pulling down was the only thing that kept it standing. It was still standing and I am relieved I don't work there!

Any truss chord is either under tension or compression, depending on its position in the truss and the loads applied. These loads vary; a chord under tension in normal loading could well be under compression in a wind storm. A scab, as described, makes a good repair, as long as sufficient fasteners, sized to transfer the applicable loads without overloading / splitting the joined wood, are used. You did calculate that, right?

And I'm not trying to be dramatic. I once had a contractor buddy cut two trusses and box out a large access opening. He showed me how he had framed the opening, and assured me that his repair was strong enough to "keep the cut ends apart".

I explained to hum that the natural force in the truss would tend to pull the ends apart, not push them together. He was counting on a couple of 16d nails into the cut truss ends (i.r., in "pullout" mode) to accomplish this. He thanked me for saving him from a massive fail.

Have the seller get engineering - or get some yourself. And hang onto the documentation.
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Old 07-16-2013, 04:45 PM
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Quote:
Originally Posted by SpeedDemon View Post
First of all I'm a roof truss designer/engineer. Since this house is only a potential buy for you, I would have the Seller at his expense pay for an Engineer to inspect the damage and put in writing what the fix should be. Then you will have documentation and his liability insurance to cover future questions and problems about the repair. What happens when you want to sell the house and the home inspector notes your repair? You have to ask yourself what caused the cracks on 3 trusses and does the problem still exist. Did a tree fall on the roof and the damage was only cosmetically fixed. Did they have too much weight hanging from the ceiling, etc. Something caused the damage. 3 different trusses didn't just crack. Cover yourself by getting an Engineer to specify a fix in writing w/seal.
In Florida, nothing less than this. You may find that the roofing dead weight is greater than the truss is designed for.

How's YOUR insurance coverage?
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Old 07-16-2013, 05:31 PM
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You are in Fl. no snow loads to worry about. What are the roof rafters 2 x 4's. Can't imagine what causes a roof truss to sag in Fl. Up here in snow country it's a whole different story.
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