This project is to design/build a new sunroom and a validate why the existing sunroom (which was built without a building permit) should be torn down so that we can get other parts of the project going, i.e. kitchen, mudroom, etc...
After talking with a few renovators, I am getting a consensus that the wall with all the windows and sliding door (the west wall - (north on the diagram)) could not have a proper header installed over the windows as there doesn't look like there is enough space above the windows to house a proper header. I opened up an area over and around one of the windows and confirmed (I think) that there is an improper header above the windows. It is constructed the same way as above the kitchen wall opening (with the beam made of members NOT on edge, but flat). The beam is constructed with two 1.5" X 3" (not full 2 X 4) members laid flat (not on edge). I also checked the stud on the side of the window that is supporting the roof - there is a single 2X4 stud (not the 2X6 stud the engineer I think originally assumed) holding up the roof on the side of the window that I opened up. The wall was thickened with a separate non supporting structure in order to get enough insulation in the wall.
The west (north in the report) wall wasn't even mentioned on the engineering report (the diagram has the wrong directions). Do you think the engineer would want this fixed too? If so this would probably be such a major fix that the whole sun room would have to be removed, right? Also, there will probably be a list of things such as insulation, heating/ventilation, insulation, rail gates on windows, etc. that would be required for the city to approve. Also, there would be costs involved with fixing the skirt, interlock, siding, flooring, interior wall finish, etc. that would all add costs.
