FHB Logo Facebook LinkedIn Email Pinterest Twitter X Instagram Tiktok YouTube Plus Icon Close Icon Navigation Search Icon Navigation Search Icon Arrow Down Icon Video Guide Icon Article Guide Icon Modal Close Icon Guide Search Icon Skip to content
Subscribe
Log In
  • How-To
  • Design
  • Tools & Materials
  • Restoration
  • Videos
  • Blogs
  • Forum
  • Magazine
  • Members
  • FHB House
  • Podcast
Log In

New York 2023

Energy performance, affordability, and sustainability are at the core of our 2023 FHB House project. Building professionals across North America are in demand of common-sense approaches to air-sealing, insulating, and water management, as well as guidance for improving existing homes. With our Cornwall, N.Y.–based remodeling project, we aim to empower our building community with the information needed to retrofit homes with the most efficient and resilient assemblies, mechanical systems, and materials. Join FHB House 2023 builder Jon Beer as he takes you step-by-step through transforming his ranch-style house project into an efficient, modern home fit for a young family seeking ultimate performance and comfort.

How-To

Framing a Second Story on an Existing House

Jon explains the critical points that determined the layout and his use of LVLs and a custom bracket.

By Jon Beer
  • X
  • facebook
  • linkedin
  • pinterest
  • email
  • add to favorites Log in or Sign up to save your favorite articles
Video Player is loading.
Current Time 0:00
/
Duration 0:00
Loaded: 0%
Stream Type LIVE
Remaining Time -0:00
 
1x
    • Chapters
    • descriptions off, selected
    • captions settings, opens captions settings dialog
    • captions off, selected

      This is a modal window.

      Beginning of dialog window. Escape will cancel and close the window.

      Text
      Background
      Window
      Font Size
      Text Edge Style
      Font Family

      End of dialog window.

      This is a modal window. This modal can be closed by pressing the Escape key or activating the close button.

      This is a modal window. This modal can be closed by pressing the Escape key or activating the close button.

      Jon Beer and his crew took great care in planning and framing the second story of FHB House New York. A critical starting point was the left outside corner of the building, which required a post and footing. They worked upward from this point load, incorporating five LVLs connected to the post with a custom Simpson bracket.

      Here’s the transcript:

      I’m Jon Beer from Jon Beer Contracting. We’re here at the Fine Homebuilding House in Cornwall, New York.

      When it came time to start thinking about building the second floor here at the house, one of the biggest considerations for us was layout. We had two kinds of critical points that we had to start with as far as laying out the second floor. The first really was the outside corner of the building, the left-hand side where it cantilevers over the porch. The reason for this is that that corner required a post and required a footing to be in a very specific spot, and everything after that was related to that point. So from that point load, we worked upward. That represented the outside corner of the second story.

      From there, we had five LVLs that tied into that post. So the connection was made at that corner with a custom Simpson bracket that we had made. It brought together a double 2×12 triple LVL coming off of the house. That triple LVL was sat next to a quad LVL that demarcated the outside wall of the second floor. It also marked out the beginning of our staircase, the long side of our new staircase to the second floor.

      Those two points were supercritical as far as layout for us. That quad LVL was something we installed before we even took the roof off. We basically cut a hole on either side of the house, we slid each ply of the LVL from inside the house, out the wall, and then back through and rested it on the existing top plate. We did that four times to create that LVL pack.

      Then from there, we were able to work backward and use that LVL as a reference for the staircase layout, for the I-joist layout, and basically take everything from that point forward. It was that quad pack of LVLs that we used to measure the whole length of the addition. It was that LVL that we used to reference square on the house. So that was really our fundamental point.

      It was something that I was really anxious about. And the whole structure, as a matter of fact, and how it tied from old to new, was a big point of contention for me. So to that end, I used the tool that I use a lot, which is SketchUp. It’s a 3D modeling software that’s pretty intuitive. I took our plans and drew the entire second-story structure in three dimensions to full scale and used that not only to help me wrap my head around, OK, what order of operations do we have to follow to do this install? But also how are things tying together?

      You have multiple beams that are slightly different sizes. The LVLs come in at 11.5, the I-joists are 11 and 7/8, a 2×12 is 11-1/4, so it allowed me to think about where do we need to shim things up or pack them out? But also it gave me the ability to bring that model on site on my laptop with printouts and share it with my team and be like, “OK, here’s where we’re starting. Color-code everything.” We were able to label all of our beams. So when it came time to start framing, it wasn’t just me having the idea in my head or only us referencing 2D plans, but it was us being able to turn this model around and see how we were going to make things happen.

      Having done that model, things went pretty smoothly as far as layout. We were able to take the roof off, start setting those major beams, and then from there, basically work toward the other side of the house by framing out the staircase, making those header connections, and then figuring out our I-joist layout and framing it like a traditional floor.

      So for us, that was super helpful, and I think we started framing in November post-Thanksgiving. The weather was on everyone’s mind, and we did of course get kind of screwed a few days after tearing the roof off with some inclement weather. But I think everyone understanding the plan, we were able to execute getting that floor system together in, I think, about a week. We went from a roof to a roof with a bunch of big holes in it for beams to no roof and to a floor system in, I think, 10 days or something like that, and a big part of that was being able to wrap our heads around a model that everyone could see tangibly and see connections. So it’s something I’ve done again since on this project and on others.

      We had used I-joists on a previous project, and I came to really like working with them. They’re very straight. They can come very long—up to 32 feet, I believe—and it’s very easy for a single person to just pick up a 30-foot I-joist and be able to walk it around and hand it up the roof. We framed our second-story roof in 2x12s, and anyone who’s ever picked one up knows anything more than 16 feet or 20 feet is a two-person job. If you’re hoisting it up vertically to a second story, that’s a two-person job. The I-joists are long and a little awkward in that sense but very easy to work with.

      They do come at a trade-off. Their engineered floor system costs about five times in material versus a traditional saw and lumber. You are also required to put a sticker on your house or a placard showing that you have an I-joist construction because of their susceptibility to fire. So that’s something we’ll have to negotiate when we get our certificate of occupancy here.

      When the joists run the wrong direction, anyone that’s ever installed any kind of plumbing or electrical knows how much of a pain that is to work around. Not only are you having to drill the holes with plumbing, but you’re having to ensure that you’re maintaining proper pitch. All of these floor system materials have certain hole sizes that are allowable and not allowable. There are distances where you’re allowed to drill, etc. So in my mind, next time I would’ve done bridge joists around the bathroom. That way I could come through those with mechanicals in an easier fashion.

      Once we got our floor system framed, we were about to start laying subfloor. The first process for that is to just make sure that our new floor system is square. We had been using the old exterior walls as reference points for our I-joist layout. When it came time to start decking the I-joists, we realized that the old building was out of square by a few inches on one of its long sides. So suddenly it was like two hours for two of us to sit down and pull string lines and try to figure out, OK, now where’s our new reference point? How are we going to deal with this? We have an LSL rim joist on the end of the I-joist. Basically what we did was install that where the I-joist ended, and then from there we packed that out to account for that out of square, and then we used that as a reference point for laying our new decking, and we used 3/4-in. AdvanTech. It gets glued down and screwed or nailed. And we also used that for our plate layout.

      Things like that happen, and it’s always important to just try and find a solution for that issue and anticipate that there are going to be issues, not that things are going to go perfectly, because they never do.

      I think it’s really important for builders to allot enough time for planning when it comes to building structure. We spend generally an entire day laying things out before we start framing at any job. That’s wall plates, that’s logistical stuff of where are we going to cut, how are we crowning the lumber? It’s all part of that same package that needs to be considered, and the product plays a big role in that.


      RELATED STORIES

      • Exploring the Benefits of Engineered Floor Joists
      • LVLs: A Strong Backbone for Floor Framing
      • Installing a Subfloor

      Sign up for eletters today and get the latest how-to from Fine Homebuilding, plus special offers.

      Signing you up...

      This site is protected by reCAPTCHA and the Google Privacy Policy and Terms of Service apply.
      See all newsletters
      See all newsletters
      ×

      Get home building tips, offers, and expert advice in your inbox

      Signing you up...

      This site is protected by reCAPTCHA and the Google Privacy Policy and Terms of Service apply.
      See all newsletters
      See all newsletters

      New Feature

      Fine Homebuilding Forums

      Ask questions, offer advice, and share your work

      • X
      • facebook
      • linkedin
      • pinterest
      • email
      • add to favorites Log in or Sign up to save your favorite articles
      New York 2023 Videos

      Behind the Build

      • New York 2023
      • Kansas 2022
      • Wisconsin 2021
      • Nebraska 2021
      • Connecticut 2020
      • Kentucky 2019
      • California 2018
      • Vermont 2017
      • Rhode Island 2016
      • X
      • facebook
      • linkedin
      • pinterest
      • email
      • add to favorites Log in or Sign up to save your favorite articles

      Log in or create an account to post a comment.

      Sign up Log in

      Become a member and get full access to FineHomebuilding.com

      More New York 2023

      View All
      • Building a Detached Shop with Full Utilities and HVAC
      • Interior and Exterior Finishing Details for a 1950s Ranch-Style Home
      • A Quiet Standby Generator Brings Peace of Mind
      • Interior Updates on FHB House New York
      View All

      New York 2023 Sponsors

      • Advantech SubFloor Assembly Logo
      • Coravent Logo
      • Loctitle PL Max Premium Logo
      • Loctite Tite Foam Logo
      • Nakamoto Forestry Logo
      • USG Sheetrock Brand Logo
      • ZipSystem Building Enclosures Logo
      • Zip System Roof Assembly Logo
      • Champion Logo

      Up Next

      Video Shorts

      Featured Story

      Putting Drywall Sanders to the Test: Power, Precision, and Dust Control

      A pro painter evaluates a variety of drywall sanders and dust collection systems for quality of finish, user fatigue, and more.

      Featured Video

      How to Install Cable Rail Around Wood-Post Corners

      Use these tips to keep cables tight and straight for a professional-looking deck-railing job.

      Related Stories

      • FHB Podcast Segment: Repairing an Old Home While Maintaining Its Integrity
      • Materials Make a Midcentury Remodel
      • Ranch Redux
      • FHB Podcast Segment: A Permanent Wood Foundation in the Adirondacks

      Discussion Forum

      Recent Posts and Replies

      • |
      • |
      • |
      • |
      • |
      • |
      View More Create Post

      Highlights

      Fine Homebuilding All Access
      Fine Homebuilding Podcast
      Tool Tech
      Plus, get an extra 20% off with code GIFT20

      Video

      View All Videos
      • Adding Windows, Siding, and a Brick Lime-Wash Coating
      • Control Layers for a Remodel
      • Replacing Old Shingles with a New Metal Roof
      • Framing a Second Story on an Existing House
      View All

      Remodeling

      View All Remodeling Articles
      • Materials Make a Midcentury Remodel
      • Ranch Redux
      • FHB Podcast Segment: A Permanent Wood Foundation in the Adirondacks
      View All Remodeling Articles

      Fine Homebuilding Magazine

      • Issue 331 - June 2025
        • A More Resilient Roof
        • Tool Test: You Need a Drywall Sander
        • Ducted vs. Ductless Heat Pumps
      • Issue 330 - April/May 2025
        • Deck Details for Durability
        • FAQs on HPWHs
        • 10 Tips for a Long-Lasting Paint Job
      • Issue 329 - Feb/Mar 2025
        • Smart Foundation for a Small Addition
        • A Kominka Comes West
        • Making Small Kitchens Work
      • Issue 328 - Dec/Jan 2024
        • How a Pro Replaces Columns
        • Passive House 3.0
        • Tool Test: Compact Line Lasers
      • Issue 327 - November 2024
        • Repairing Damaged Walls and Ceilings
        • Plumbing Protection
        • Talking Shop

      Fine Home Building

      Newsletter Sign-up

      • Fine Homebuilding

        Home building tips, offers, and expert advice in your inbox.

      • Green Building Advisor

        Building science and energy efficiency advice, plus special offers, in your inbox.

      • Old House Journal

        Repair, renovation, and restoration tips, plus special offers, in your inbox.

      Signing you up...

      This site is protected by reCAPTCHA and the Google Privacy Policy and Terms of Service apply.
      See all newsletters

      Follow

      • Fine Homebuilding

        Dig into cutting-edge approaches and decades of proven solutions with total access to our experts and tradespeople.

        Start Free Trial Now
        • Facebook
        • Instagram
        • X
        • LinkedIn
      • GBA Prime

        Get instant access to the latest developments in green building, research, and reports from the field.

        Start Free Trial Now
        • Facebook
        • YouTube
      • Old House Journal

        Learn how to restore, repair, update, and decorate your home.

        Subscribe Now
        • Facebook
        • Instagram
        • X
      • Fine Homebuilding

        Dig into cutting-edge approaches and decades of proven solutions with total access to our experts and tradespeople.

        Start Free Trial Now
        • Facebook
        • Instagram
        • X
        • LinkedIn
      • GBA Prime

        Get instant access to the latest developments in green building, research, and reports from the field.

        Start Free Trial Now
        • Facebook
        • YouTube
      • Old House Journal

        Learn how to restore, repair, update, and decorate your home.

        Subscribe Now
        • Facebook
        • Instagram
        • X

      Membership & Magazine

      • Online Archive
      • Start Free Trial
      • Magazine Subscription
      • Magazine Renewal
      • Gift a Subscription
      • Customer Support
      • Privacy Preferences
      • About
      • Contact
      • Advertise
      • Careers
      • Terms of Use
      • Site Map
      • Do not sell or share my information
      • Privacy Policy
      • Accessibility
      • California Privacy Rights

      © 2025 Active Interest Media. All rights reserved.

      Fine Homebuilding receives a commission for items purchased through links on this site, including Amazon Associates and other affiliate advertising programs.

      • Home Group
      • Antique Trader
      • Arts & Crafts Homes
      • Bank Note Reporter
      • Cabin Life
      • Cuisine at Home
      • Fine Gardening
      • Fine Woodworking
      • Green Building Advisor
      • Garden Gate
      • Horticulture
      • Keep Craft Alive
      • Log Home Living
      • Military Trader/Vehicles
      • Numismatic News
      • Numismaster
      • Old Cars Weekly
      • Old House Journal
      • Period Homes
      • Popular Woodworking
      • Script
      • ShopNotes
      • Sports Collectors Digest
      • Threads
      • Timber Home Living
      • Traditional Building
      • Woodsmith
      • World Coin News
      • Writer's Digest
      Active Interest Media logo
      X
      X
      This is a dialog window which overlays the main content of the page. The modal window is a 'site map' of the most critical areas of the site. Pressing the Escape (ESC) button will close the modal and bring you back to where you were on the page.

      Main Menu

      • How-To
      • Design
      • Tools & Materials
      • Video
      • Blogs
      • Forum
      • Project Guides
      • Reader Projects
      • Magazine
      • Members
      • FHB House

      Podcasts

      • FHB Podcast
      • ProTalk

      Webinars

      • Upcoming and On-Demand

      Podcasts

      • FHB Podcast
      • ProTalk

      Webinars

      • Upcoming and On-Demand

      Popular Topics

      • Kitchens
      • Business
      • Bedrooms
      • Roofs
      • Architecture and Design
      • Green Building
      • Decks
      • Framing
      • Safety
      • Remodeling
      • Bathrooms
      • Windows
      • Tilework
      • Ceilings
      • HVAC

      Magazine

      • Current Issue
      • Past Issues
      • Magazine Index
      • Subscribe
      • Online Archive
      • Author Guidelines

      All Access

      • Member Home
      • Start Free Trial
      • Gift Membership

      Online Learning

      • Courses
      • Project Guides
      • Reader Projects
      • Podcast

      More

      • FHB Ambassadors
      • FHB House
      • Customer Support

      Account

      • Log In
      • Join

      Newsletter

      Get home building tips, offers, and expert advice in your inbox

      Signing you up...

      This site is protected by reCAPTCHA and the Google Privacy Policy and Terms of Service apply.
      See all newsletters
      See all newsletters

      Follow

      • X
      • YouTube
      • instagram
      • facebook
      • pinterest
      • Tiktok

      Join All Access

      Become a member and get instant access to thousands of videos, how-tos, tool reviews, and design features.

      Start Your Free Trial

      Subscribe

      FHB Magazine

      Start your subscription today and save up to 70%

      Subscribe

      We hope you’ve enjoyed your free articles. To keep reading, become a member today.

      Get complete site access to expert advice, how-to videos, Code Check, and more, plus the print magazine.

      Start your FREE trial

      Already a member? Log in

      Privacy Policy Update

      We use cookies, pixels, script and other tracking technologies to analyze and improve our service, to improve and personalize content, and for advertising to you. We also share information about your use of our site with third-party social media, advertising and analytics partners. You can view our Privacy Policy here and our Terms of Use here.

      Cookies

      Analytics

      These cookies help us track site metrics to improve our sites and provide a better user experience.

      Advertising/Social Media

      These cookies are used to serve advertisements aligned with your interests.

      Essential

      These cookies are required to provide basic functions like page navigation and access to secure areas of the website.

      Delete My Data

      Delete all cookies and associated data