How To Repair Broken Trusses
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| I am about to buy a townhouse ( built in 2001) and got it inspected. The inspector found a broken truss in attic and recommended a review and remediation by a qualified engineer. There was no other defects found in the attic. There was no sign of water leakage Although I have asked the seller to fix it, can the experts in this forum provide their opinion on how serious is this kind of broken truss and how much should I be expecting to pay for fixing this should the seller decides to pay me instead of getting it done himself I have uploaded a pic Thanks, Rob |
03-07-2015, 07:00 PM | | |||
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| Your inspector is on the money. An Engineer should make the call on the correct way to fix this truss. While I can say what would be a normal fix here may not apply depending on what the broken member is holding. Don't be surprised though if it turns out to be a 2x 4 nailed 6 O.C each way, staggered for a distance of 24" each side of the break. An engineer may also want the member replaced which will require special tools to remove the plates and install the truss plates. He may also want 1550F material used instead of common grade lumber. But the engineer needs to make the call, draw the designed fix, inspect the final product, and write a letter of acceptance on the repair. Anything else is going to leave you in the position of proving the repairs were done correctly when you go to sell the house. The letter of acceptance is critical and important and should be part of your closing paper file. |
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| It appears to have broken at a knot, so the truss was defective. That's a lot better than if the truss was in otherwise good condition. You could probably get by reinforcing it as long as the rest of the beam is solid. |
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| Sister up another 2x4 or 2x6. the broken truss is called a truss web. There is no need for a engineer to repair it. Simply clamp another like size piece of lumber along side the broken web going full length with the old truss web. Then screw the new piece or drill and bolt it into the old broken piece. If it makes you feel better you can reinforce both sides. It's literally about $20 in lumber and screws. Looks like a break in the knot or simply split on a weak spot after settling. I don't see rotted wood. |
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| I agree , do the EZ fix. |
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| The problem is not the obvious break, which I agree is from a knot. The problem is that the presence of a such a weak knot indicates that the maker of the truss was knowingly using substandard wood. That means that EVERY truss is in need of inspection. Also, it may just be me but the scale in the photo seems "off" - the rafter at the top of that truss appears more narrow that I would expect. To me, it looks like an absolute minimum standard roof and truss system that could be weak under load. I'm not comfortable with what you show, and in your case would absolutely get an engineer in. |
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| Your truss is an "assymetrical" or "dual pitch"- The brace engages at the base of the vertical strut. Not saying your's is "wrong"- just not what I have usually seen. And for that reason I'd insist on an engineer's recommendation for repair. And also a wet seal letter from the engineer for future reference/resale. If you end up doing it, plan on $200-300 for the engineer/letter and about the same $$ for the actual repair. |
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| Quote: Originally Posted by K'ledgeBldr Your truss is an "assymetrical" or "dual pitch"- The brace engages at the base of the vertical strut. Not saying your's is "wrong"- just not what I have usually seen. And for that reason I'd insist on an engineer's recommendation for repair. And also a wet seal letter from the engineer for future reference/resale. If you end up doing it, plan on $200-300 for the engineer/letter and about the same $$ for the actual repair. I've seen that configuration before. Usually on narrow high pitched roofs. But yes your diagram is the traditional truss framing |
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| While the fix may be a 2nd 2x4 sistered to the side of the broken member, an engineer is needed to design a proper repair. Keep in mind that an engineer may very well call out a 2x4 sistered with screws every 6". However, an engineered truss needs an engineer to make any alterations (according to building codes). An engineered truss is not allowed to be modified in any way (by build code). If you were never going to sell this condo, you could probably do whatever you want, and never have a concern. However, if you decide to sell, the next buyer may ask you for the engineers report on the repair. Then it will be on your dime. I would ask the seller to provide an engineers report for a repair, and then have the repairs made, and have the engineer come back and "bless" the repair. Then take all of the documentation, place it in a ziplock bag, and attach it to the altered truss. You never have to worry about it. There are tons of arm chair engineers out there, as well as contractor wanna bees, or people that have slept in a Holiday Inn Express. Unless they are also licensed engineers, their opinions, and solutions, really don't matter to the code officials. |
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How To Repair Broken Trusses
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