Question 1

Accessory Dwelling Unit (ADU) Design

Accepted Answer

Recent legislation was passed in California to ease the permitting process and zoning restrictions on placing a second living unit on a residential property (accessory dwelling unit). As a result, many home owners are seeking to construct a backyard cottage, also known as a granny flat, or converting an underutilized garage into a second living space. ADUs can be an excellent source of income to offset a mortgage or provide cash flow in retirement. We are passionate about optimizing small spaces and assisting homeowners in adding value to their property while simultaneously advancing affordable housing within our community. We can provide stamped plans and help you navigate the ADU permitting process whether you are converting a garage or building from scratch. Throughout the process, we will offer material and design options that will yield a beautiful ADU while being keenly aware of your budget and style.

Question 2

I am already working with an Architect or designer, do I need engineering as well?

Accepted Answer

Most cities will require engineering plan sheets as part of the full plan set for permit submittal.  We offer full plan sets, but can also only do the Engineering sheets. If you are already working with an Architect or designer the best way to work with us is finish the design with them then email those plans to us for an engineering only quote for your specific project.

Question 3

Custom Home Design

Accepted Answer

Nothing is more exciting than custom home designs and all the personality they entail. We understand most custom home designs push the construction envelope of what’s possible: floating staircases, dramatic cantilevered decks, rooftop pools and elegant walls of glass. Behind all these stunning features are complex structural elements doing their work in the shadows or sometimes in plain sight (think exposed heavy timber beams for a mountain chateau or coated steel beams for an industrial manor). We work with your design to make your dreams become a seamless reality.  
 
We also take pride in solving challenging site conditions whether that be an oddly-sliced lot requiring a specific floor plan or a hillside home needing a unique foundation. If you found a location you love, but the lot is irregular, give us a call. We can guide you through development setbacks and provide various ideas for how to configure your dream home on the lot. Depending on the site conditions, we may recommend (and local code will require) a geotechnical report also known as a soils report. This vital assessment will inform us how stable and strong the soil is and how it may react to seismic activity.

Question 4

Foundation Design

Accepted Answer

We can design a foundation system for your new build, garage, shed or accessory dwelling unit (ADU). There are many types of foundation systems including simple slab-on-grades, concrete shallow piers, stepped stem walls overtop concrete footings to complicated deep piers and grade beams. Each foundation type has its pros and cons and the best foundation system suited for your project varies depending on your site topography, soil conditions, proposed structure and budget. We can help you navigate the various options and provide you with an engineered solution tailored for your project and budget. We also will work with your contractor to navigate any unforeseen site conditions that arise once excavation begins and can ensure all the detailing/connections are properly installed.

Question 5

Garage Conversion

Accepted Answer

Garages whether attached or detached can serve as prime square footage that we often overlook. Too often they serve as large empty rooms or conversely a space to store all the things we have collected over the years but don’t know what to do with. We can help reimagine your garage into a functional space you may be needing such as a home office, gym or even a guest living suite (see accessory dwelling units). We view garages as blank canvases. Their large open rectangular/square shape make them easily reconfigured into pretty much anything. If you feel like you have outgrown your home but don’t want to move, a garage conversion may the perfect solution.

Question 6

Home Addition and Remodel, Adding a Second Story"

Accepted Answer

Once you’ve made the exciting decision to embark on an extensive home remodel or creating an addition, the next step should be acquiring an engineering planning assessment. Whatever dreams you have for your home are likely possible, but you might want to know the oftentimes unglamorous structural improvements your project may require. That way you can avoid costly surprises arising midway through the project that may force your budget to scale down the fun aspects you have been dreaming about. Additionally, by bringing us into the planning phase early, we can incorporate any needed engineering into the design so the finished project looks cohesive and complete. Nobody wants an unsightly placed column to remind them of overlooked requirements. 
We conduct home consultations to walk through your project and layout the code and building requirements your project’s vision will need to consider. For example, if you are wanting to establish a rooftop deck, we can let you know if your roof system can handle the additional weight of your ribbon-cutting soiree (fingers-crossed) or if you will need to reinforce the roof joists or trusses first. If structural improvements are needed, we can then help you determine how they will affect your budget. We can also provide alternative solutions to create that amazing space you are picturing but with either less or more cleverly concealed structural work. 
After the planning phase is complete, we will provide you with stamped design documents that you can use to secure your building permit. Throughout the permitting process, we can help answer any building official’s questions on your behalf and take the legwork off your hands. Once construction begins, we can stay on board for the duration of the project coordinating with your contractor and ensuring everything is built professionally and according to the plans. At the end of the day, we want your project to be a success. We can scale our services to meet your needs and help make that happen.

Question 7

Home Inspection, Structural Home Evaluation, Relocation Home Inspection"

Accepted Answer

Like many real estate professionals, we recommend having an inspection done before purchasing any home. There are many home inspectors out there who can accomplish this for you and they vary in quality and expertise. Unlike a licensed engineer, however, the average inspector is limited in the degree to which they can comment on any perceived structural defects. Oftentimes, if a home inspector suspects a structural issue exists, they will merely point it out and recommend further investigation by a licensed engineer. Most home inspectors will not (and shouldn’t) comment on the severity of the structural issue nor what an appropriate structural solution should be to remedy said issue.  
A licensed engineer has the experience, training and legal authority to do just this. We can perform a full or partial home inspection to give you the piece of mind on whether a foundation crack should be worrisome or a product of normal aging. Furthermore, should a defect be truly alarming, we can offer a range of repair plans should you want to continue with the real estate transaction. If a defect is undesirable but not quite alarming, we can offer recommendations to contain the defect and prevent it from worsening over time. Since we are not a repair contractor, we will never try to sell you a certain product or system nor use fear to overstate the work required. You can expect us to discuss possible risks and what action will reduce those risks. Additionally, we will be clear what is required to ensure minimum building safety. Lastly, we will discuss the limitations of any recommendations we may make (i.e. even a licensed engineer cannot guarantee whether settlement will continue or if the underlying soil has reached a stable state. Be wary of anyone who asserts otherwise) and how you can monitor the situation to know when further action may be necessary.

Question 8

Load Bearing Wall Determination and Removal

Accepted Answer

There are two categories of walls: load bearing and non-load bearing. As their names suggest, the former walls are required to support the structure, whether that be floors above or the roof, while the latter walls exist only to physically divide space. As a result, non-load bearing walls can be removed without needing any structural alterations. These are the type of walls you hope to deal with during your remodel as they make for inexpensive demolition. Load bearing walls, on the other hand, are like that last Jenga piece that can’t be removed without everything above shifting and/or collapsing. 
 
This does not mean load-bearing walls can’t be removed, but rather that the load above must be supported by another means first. Most often we can accomplish this by installing a beam and a few posts. Determining which wall type you’re dealing with can be challenging to the untrained eye. We can assist you by analyzing your home’s framing from the attic or peeking into a small hole in the ceiling (usually by way of a light fixture and rarely by making a new hole). If we conclude that the wall is load bearing, we can assist in designing an alternate load path so that you can remove the wall and open up your living space. If the project reaches that point, we can discuss all the factors that may influence the design such as material type, cost, ease of construction, head height implications and other functionality considerations. Ultimately, we want to provide you with the best design for your space’s specific use while also meeting your budget.

Question 9

Carport or Garage Design

Accepted Answer

Looking for more space to park your cars or properly reorganize your storage? Or perhaps you need a new workspace? A garage or carport could be the solution to your problems. We can help you at the beginning of the project with site planning, provide stamped engineering plans, and guide you through the permitting process. We can offer site inspections during construction to ensure everything is built in accordance to the plans. During the design process, we can suggest and implement elements to fit your needs whether that be a storage loft, specialized electrical hookups or an additional bathroom.

Question 10

Property Condition Assessment

Accepted Answer

Any real estate purchase is a big decision whether it be your future home, a planned rental or a distressed property you hope to flip into an HGTV-worthy gem. It’s difficult to find the perfect, turn-key property in a seller’s market like Southern California that also falls within your budget. As a result, many home seekers opt for homes that they can grow into or renovate to suit their purposes whether that be by building addition’s, tearing down confining walls or converting underused space into a rentable unit. We can propose such alterations and assess the engineering requirements and estimated costs that such projects would entail. By doing so, we can provide you with vital information before you go under contract so you are not surprised with project costs much greater than you have budgeted after the sale is final.

Question 11

Deck or Pergola Design

Accepted Answer

DECKS! Few things increase an outdoor space’s utility and appearance more than a well-designed and constructed deck. We start with a site visit and consultation to learn your vision and see how your new deck will fit into the overall yard layout. Considering your site constraints and budget, we help refine your vision into a final design that will optimize how you wish to entertain/relax/enjoy your outdoor space. Once we have hammered out all the functional details, we put our engineering hats on and size all the beams and joists, create a suitable foundation and make connection details showing how all the parts with securely come together. We then help you navigate the permitting process and work with your contractor through construction to deconflict any issues or desired changes. Our ultimate goal is to ensure you receive not only a gorgeous deck but one that will stand the test of time. 
 
PERGOLAS! While relatively simple structures, pergolas have an enormous ability to transform the feel of any outdoor space by providing shade, privacy and visual interest. We start with a site visit and consultation to learn your vision and see how your new pergola will fit into the overall yard layout. Considering your site constraints and budget, we help refine your vision into a final design that will optimize how you wish to entertain/relax/enjoy your outdoor space. We then design the structural elements of the pergola to make sure and provide drawings ready for City approval. We then help you navigate the permitting process and work with your contractor through construction to deconflict any issues or desired changes. Our ultimate goal is to ensure your backyard receives a beautiful structure that will stand the test of time.

RESidential

Design

Email us at

General@JRSengineeringdesign.com

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562-850-1223

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