Quote:
Originally Posted by CurtEgerer
I'm a structural engineer (but I didn't stay at a Holiday Inn last night) and investigated 1000s of these type problems over the years. It appears, the wall with the window is set back further than the front garage wall, right? So there has to be some sort of beam just above the garage ceiling and directly below that wall that span across the garage. It will not be visible without cutting the drywall garage ceiling. That beam is the likely problem - it is probably a double LVL or maybe a glulam. If it is only a double or triple 2x12 it is surely undersized and improperly nailed and is a sign of poor quality construction that may also be present in other hidden areas of the home. If the beam is OK, then it's the lintel directly supporting the brick like previously mentioned.
These LVL beams (and even steel) are often improperly sized by the guy at the lumberyard counter from a spec book, and not understanding that there is a significant amount of deflection (sag) allowed when the beam is used for a floor or roof (which is what the standard charts are for). Obviously, brick cannot flex and a much stiffer beam is required. Hopefully, your engineer brings a drywall saw, or at least , a borescope and drill to see what's above the garage ceiling. This is not a foundation problem. Nothing is going to collapse. It's sort of a nuisance type failure but will be a constant leakage source.
|
Just what I was going to write. Most likely undersized beam above the garage door.
Send me a text and let me know where, I'll come look with you if I can. Although this may be a house to pass on.