Wall removal permit question

[Michael Snead]

Hey guys, noob question:

I'm looking at taking a few walls out in my primary residence/ live and flip.

I need to pull permits, but I'm not sure exactly what type of beam i will need to comply with code. So i'm hoping an expert can review my plans and point me in the right direction. (a PDF of the plans is below.)

Do I need to consult an engineer? an experienced GC? or do i go to the codes and compliance office and ask them what I need?

Before i make a fool out of myself at C&C I'd like to come correct.  Obviously my priority is safety and quality, however budget is a close second as I'm trying to do as much of this first flip myself.  

The plans can be found here.

The house is in Newport News, VA. There is a second story above the one shown on the plans.

Thanks for any help BP 

[Brian Pulaski]

This will be very town/area specific. I have never had to have any plans drawn up for my structural beams. Here is what I recommend doing.

Start at the permit office. Explain to them that you will be removing a couple of walls in your home, and assume at least one or two is structural. Ask them what they need for you to do this. There is no harm in asking what you need to do for them (unless you planned to try and skirt the permit process and it sounds like you don't want to). They will tell you if you need Engineered plans, or if you simply need calculations and an engineered beam.

Once they tell you what they expect, this will change what you do. If they require stamped engineered Plans, then hiring an Engineer is your only real option. If they indicate they only need the calculations and engineered beams, this can actually be done without an Engineer. Now with that said, if you are not comfortable with running these calcs (live loads, dead loads, etc...) then you can have an Engineer run them for you. If you have the calculations, you give the beam manufacturer the loading, and the exact measurements of the space. They will then provide you with the beam you need.

My experience has been this. I have never needed a plan/drawing showing anything. The town asked for calculations (didn't care who came up with them) and then the manufacturers documentation for the beam. In my last project they provided me with 3 options, depending on how deep I wanted the beam to be. On one house I added a column in the basement under the beam support, however the town never inspected it (he asked if it was there, but never went down). The last house I did he asked me to pack the space between the carrying beam in the basement and the floor at both the exterior wall and the center section, but not column required.