Ceiling Joists Replacement vs Ceiling Joists Repair

rocky910 · Aug 05, 2024 12:15 pm

My Pre-1946 Queenslander timber home is under repair for fire damage sustained from a fire next door. The ceiling joists (x15) have all been charred at one end (various levels of damage). The insurer's engineering assessment required the replacement of charred ceiling joists with new ones. Unfortunately, the charred ceiling joists have been rectified by sistering repair by the contractor without my approval or signoff.
What is the difference between repairing ceiling joists and replacing ceiling joists in terms of future maintenance, structural requirements, stabilization and support of the ceiling/roof?

Any guidance or standard references you can share would also be appreciated.

I appreciate your help in advanced.

Eng. B A · Aug 05, 2024 3:44 pm

So the insurer (who supposed to pay for work) engineer said the joists need to be replaced and the contractor decided to repair them instead? Did he specify the repair method or followed any standards in repair? Or received different opinion from another engineer? Did the insurer approve the work completed? If not, then you need to worry about the work done.

rocky910 · Aug 05, 2024 4:23 pm

Eng. B A

So the insurer (who supposed to pay for work) engineer said the joists need to be replaced and the contractor decided to repair them instead? Did he specify the repair method or followed any standards in repair? Or received different opinion from another engineer? Did the insurer approve the work completed? If not, then you need to worry about the work done.

Many thanks for your reply. Yes I am concerned with the work done. I have another problem with my contractor and I hope this next investigation and review with the insurer and contractor has an outcome.

In regards to your questions:

So the insurer (who supposed to pay for work) engineer said the joists need to be replaced and the contractor decided to repair them instead?
Yes. The contractor did not include the insurer's engineer report/requirement in the work done. My insurer requested contractor to prepare SOW (work to be done) to the insurer's engineer report which I and the contractor signed. (The contractor appears to have not followed the SOW)

Did he specify the repair method or followed any standards in repair? Not to my knowledge. I am seeking clarification to what has exactly happened and hope to have details soon.

Or received different opinion from another engineer? Yes. (Contractor has engaged with another engineer)

Did the insurer approve the work completed? I believe not as the insurer does not have the contractor's engineer reports and either do I. Good question.

A review and investigation for the work done has just commenced. I am seeking replacement of the joists as I approved and signed off a replacement not a repair. There appears to be an insurer engineer assessment for the damage and a contractor engineer assessment for the damage.