UPDATE 3: Framing a Dormer
It’s all about the Engineering
Aiming to keep the newly designed upper level as open as possible, we needed to find a way to introduce a structural system that would take the roof loads to the foundation below without adding bulky columns throughout the plan. Our office coordinated with an engineer to develop the appropriate solution, which included a new ridge beam at the center of the roof, blocking just below, a new lvl beam (laminated veneer lumber) above the existing windows, additional posts situated under the lvl at the exterior wall, and a final LVL below to disperse the structural loads to the rest of the home and foundation below. Without bulking up the structural supports at the exterior walls, we would have needed a column in the center of the floor plan and a corresponding point load on the main level which would then require additional changes to the basement and foundation!
Breaking Down the Construction Timeline from Exterior Framing to Roofing
With the major structural elements configured, here’s how we moved forward:
- Forming the Dormer walls: To ease framing on the second level, we actually pre-built and lifted framing along the exterior to form the framing for the entire North facing dormer wall. We then filled in the angled East/West exterior walls of the dormer with dimensional 2×6 lumber.
- Sheathing: For the sake of getting the upper level more watertight, we went ahead and added sheathing and waterproofing to the newly framed exterior.
- New Roofing: We tarped the roof and re-roofed the entire home to decrease the chances of damage from inclement weather.
- Interior Framing: Next up was interior framing which forms the new walls for our clients’ future bedrooms, bathroom, and family room.
The New Dormer is in
And the changes to the home are now evident. By keeping the dormer to the back of the home, homeowners retain the quaint cape cod aesthetic which transitions to a more modern composition along the sides and rear elevation. The new windows are further proof of the added space provided by removing the steeply sloping gable. Our next steps will be to rough-in important elements like lighting, mechanical, and plumbing and then insulate before the drywall encloses the walls for good.