Well I have read all about problems simular to mine. And I have a bunch of ideas how to fix my problem and I have been given estimates from $200 to $2000 but I think I can do this myself. So here is my problem :
Our house is 50 years old, and the passing of time has caused a major crack to open in the ceiling, in the living room (11‚Äôx19‚Äô) directing under the flush beam. This has happened before and the previous residents mudded, tapes and painted the ceiling. Well the crack is even wider now and where the ceiling has been mudded, taped and paint is dipping now, like a little speed bump.
I have learn by reading on the internet and other books that my probelm is not that uncommon.
All my ceiling joists are 2x8‚Äôs and the flush beam is of course 3 2x10‚Äôs. The joists(9 on each side) are about an inch way from the flush beam now in the center of the Beam. The ceiling is level on both sides of the crack, I used a 4‚Äô level. The Joist are level in the attic and the flush beam is level as well, using the same level.
I understand than the house has settled in and the framing has shrink. Since this has happen before the previous residents used two lag bolts to lock the flush beam back together. Althought in some areas there is a 1/8 inch opening in the flush beam.
Now since my beam is 2 inchs higher than my joists can I use a mending plate to join them ? mending plates at home depot seem weak.
One contractor said he would have to pull the beam up by bolting it to the roof and pulling it up an 1/8 of an inch. I am not sure my roof could take such a weight.
Do I need to raise the Flush beam ?
Once my flush beam problem is sovled, what do I do about the ten wide speed bump ?
Can I sand it and remud, tape and paint it OR should I cut out a 4‚Äôx11‚Äô section and replace that part of the ceiling, mudding, taping and painting the new piece ?
Thanks Jim Kinney