rotten support beam proper way to fix?
 

we finally hired the second inspector and really expected more from a licensed inspector. I had to pretty much show him everything myself otherwise he would have missed it also...

but he found a support beam that rotted out at the foundation and that corner of the house is sagging making cracks in the walls.
the first guy didn't even notice the cracks in the walls.
we hired a lawyer and after seeing the report he says its an easy fix.

with some props in the basement.
which sounds more like a patch and not a real fix.
its like putting duck tape on sagging muffler..

whats the real fix for a sogging floor beam
and how much can it devalue the house when they see those props in the basement holding the beam from sinking even more?

the first inspector missed a lot of things like completely water damaged electrical panel that was buzzing
a Jacuzzi house that literally almost fell on top of us it was rotten to death but it looked ok at first glance. until I gave it a good shaking
theres a lot of other issues with the house that inspector didn't catch

total it already cost us around 15000 to fix all the things not including that support beam.

You pretty much have to temporarily transfer the load that beam is supporting elsewhere, remove and replace the damaged beam, transfer back. Depending on how it's set up will determine exactly how difficult that will be. It also sounds like you'll have to jack the corner back into place, which probably won't be fun. Some pictures would probably allow for more detailed ideas from the folks here.

beam goes across the whole bottom floor its one of the main support beams
but my lawyer is saying that its a cheap and easy fix and inspector is saying same thing.
where can I look to find regulations for fixing this type of thing so I can show the lawyer?

best I can do lol
green is the beam that's rotten
yellow- foundation
blue- acess hole in the foundation and the beam is right on top of it. it rotted out above the acess hole
http://i43.photobucket.com/albums/e3...s/Untitled.jpg

what bmxeroh said.

Is this the house with the basement with its own crawl space, and the swamp that creeps in when it rains? If so, the rotten beam is most likely a symptom of the cause. Has the septic sewer been verified not to leak? Did you drain the moat of a crawl space? Are we past trying to stick it to the previous owners and the old lady? Or is this another house entirely? Haven't really heard anything for a year or two...

From your drawing, it looks like your foundation wall also bisects the house. Is the beam continuous over the center foundation wall or are there two beams? Is it rotten along the whole span? Photos would be helpful.

This seems like a continuation of an earlier post -- did not see it anywhere.

You need to replace the rot, lots of way to support of bolt steel onto the rotted beam. You could actually add a post, cut away the rotted portion, add short beam and move post to under joint. Or even bolt a welded cutom extension onto the beam after removing rot.

Unfortunately, sound like you are not a DIY if you already shelled out $15K for fixes and hired a lawyer ?




See you list seattle as area, if you actually are south (like east renton) or within a mile or so of where I occasionally drive, would be willing to stop and give free advice (FWIW <G> from BAC engineer) ---Hmm, on second thought, since you have a lawyer, better recind that offer?