06/12/2026
The Ranch House Living and Dining Room
Aka the patch of gray at my temples
I don't even know where to begin.... ok, so the idea got floated we could vault the living room ceiling to match the dining room. Fairly straightforward to just replicate the blueprint of the dining room right? Wrong.
First issue, flippers had opened up the space and removed several load bearing walls, and replaced them with a beam way too small for the load, in danger of lateral torsional buckling with the load it already had, let alone adding more. Threw a laser on it and found it already had 2 inches of sag in the middle. After consulting with my structural engineer, we determined a steel beam reinforcement, and deeper base legs on the ends would fix the problem. A 340 # beam bolted into place. Shoutout to James Puryear for a quick and perfect fabrication.
Issues 2-4 included rafter, electrical, and coaxial cable problems. Lots of cleaning up hick-riggin from former owners.
To try to keep the mess to a minimum, we cut holes in the ceiling, balanced a trash can underneath and scooped all the insulation into bags, before we brought the drywall down. 30 something 42gal trash bags that were redistributed in the attic after.
Issue 5.... and the source of my nightmares February thru May, the fireplace. This queen air unit was installed late 80's, its a blower unit, with ducts throughout the house. The seals and containment were failing however and blowing ash and smoke. Yum. Removal of ducts took 2 days and filled a 20' trailer.
Let me back up, we weren't originally going to touch the fireplace, or replace the original rock. But closer inspection revealed half the rock was cracking and separating from the wall, and the Firebox was compromised. We had every chimney tech in the big country out to try to save this thing. Then tried for an insert, but the original construction was done wrong. After 2 months of trying every possible avenue, we decided on just removing the old unit (400 # of iron in case anybody was interested) and going with an electric unit. Continued in comments