Browse Forums Owner Builder Forum 1 Apr 02, 2013 9:18 pm Have a question for any learned people out there. In the process of getting an old 1940s jarrah weatherboard farmhouse shifted in the southwest of Perth. Got owner builders approvals,engineer approved the building as structurally sound to be moved, council approvals barr the final building approval but they have stated it can be moved as long as we dont occupy it before finishing it and occupancy certificate. Lastly,got the shire guy in to look at the building prior to dismantling and moving and he reckons there is an issue with the stud wall stud sizes as they are 70 X 50mm jarrah studs and the new AS timber code states that you need 90 x 45. The ceilings are about 3.2 tall.My house remover spoke to the shire guy and talked about ply bracing etc but the shire guy says I need to get an engineer to approve the current stud walls or an alternative. As I already have an engineers certificate stating it is structurally sound to move so I dont get it ?. I would have thought seasoned jarrah 70 x 50 would be as strong as 90 x 45 pine anyway. Anyone come across this before ? Re: old wall stud sizes 2Apr 02, 2013 9:41 pm I think someone is having you on, you are moving an old house and you got engineering cert. Who is the shire guy? what are his qualifications? get it in writing then challenge him. I have just challenged building surveyor over incredibly stupid building order, he took it to Building Commission and they told him to lift it. Foremost Building Expert in Australia,assisting with building problems/disputes, building stage inspections,pre-contract review advice for peace of mind 200 blogs http://www.buildingexpert.net.au/blog Re: old wall stud sizes 4Apr 03, 2013 9:38 am Thanks for the replies guys. I'm going to have a talk to the engineer today who gave me the structural report today and see what he says. I think the shire guy is a carpenter so I assume he knows his business (carpentry). He mentioned somthing to my guy on site whose doing the moving about recent amendments to AS 1684. My guy spoke to him about ply bracing etc but the shire guy still reckoned we needed to get and engineer to certify the studs were ok as they were different to what is required in AS 1684. I get that as the ceiling height in the old days were a bit taller but all the walls are diagonally braced and studs are all rebated into the top and bottom plates,light weight metal roof and the house has been there for 60 years and is still fine. I still reckon seasoned 70 x 50 jarrah studs rated at least at F11-F22 grade would be at least as strong as 90 x 45 Pine rated at F5-F14. Re: old wall stud sizes 5Apr 03, 2013 1:46 pm genpk I still reckon seasoned 70 x 50 jarrah studs rated at least at F11-F22 grade would be at least as strong as 90 x 45 Pine rated at F5-F14. I think your right, but when it comes to dealing with the shire stupidness overides logic. Re: old wall stud sizes 6Apr 03, 2013 6:06 pm I think in this case it might be a case of as long as the engineer is ok that the structure will comply in an engineering sense with the AS framing code and prepared to sign off on it ,it will probably be ok. Also getting some detail drawings for the stumping (house is going on a slight slope) so the front stumps are up about 2.3m under the front verandah going back to about 500mm at the rear of the house. Stumper is talking about having first two rows of stumps as 120 or 150 posts and the remainder as 100x100 posts,all h5 treated pine under the rest of the house with some cross bracing. Believe we can stump up to 3m without engineering but might as well get this done Have sent all the relevant plans etc to the engineer so I'll wait and see what he comes up with. Re: old wall stud sizes 7Apr 04, 2013 10:18 pm The building inspector from the council is just doing his job and covering his arse at the same time. I would have referred all the structural concerns back to the engineer as well. It's one thing to say "the house has been there for 60 years and is still fine " but moving it means it is basically a new ( old ) house so it will have to comply with BCA and AS. Stewie Re: old wall stud sizes 8Apr 04, 2013 11:59 pm what stewie said is right we looked at moving a house onto our land but was told it had too meet todays standards not when it was originally built which ment re-wiring re-plumbing re----- just about everything in the end we just built a new one. if we left the old house on its original plot its then classed as an old house but move it onto your plot you now have a new build gotta love the red tape good luck stay safe happy building Re: old wall stud sizes 9Apr 21, 2013 7:49 am Had the meetings with the engineer. Was really interesting.He is an older engineer and had span tables going back years for jarrah etc. Reckons the studs are fine as AS framing currently only really talks about using F5 (structural pine) as thats what is commonly used these days. His tables rated seasoned jarrah at about F14 and listed the jarrah studs to be able to do the 3.2 wall easily and in fact could go up to a 3.6 metre stud wall according to his tables. He also spoke about the roofing structure configuration and explained since the 1900s there have basically been a few different ways roofing was done,non of them any worse or better than the other, just each one used different amounts of timber. The roof system in the old house has each rafter supported about half way down by a strut anchored to the stud walls instead of an under purlin with only a couple of supports,almost like a truss system in stick form. As he said these days its quicker,less timber etc with under purlins but again no less effective so that was all fine as well. So armed with the engineers report (his company has just designed and built the new public library in the town where were moving the house to) will go back to the shire and hopefully this has addressed any issues they had. As for the house being brought up to current specs, yes your right but we were lucky as the old house was rewired and re roofed and insulated in the last few years as it was being used as a shop but still had to get an eco rating certificate done . Currently restoring all the old jarrah casement windows with 6 layers of paint on them,repairing small bits of decay on the bottom corners of the windows but will be worth it. OK it's been a little while! I've been busy getting time where I can to work on this. 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