Dear Home Inspector: Our old farmhouse was built in 1857, and has several "character" flaws, like the sagging floors, that we'd like to fix. Some of the beams in the basement show obvious cracks are have metal supports. Whom should we seek out to address the beams/jacking issue? We don't just want anyone doing this type of work on our home.
Try locating a carpenter that specializes in, or has experience with old homes. All of the wood floor structure should be thoroughly probed for rot and insect damage. Cracks may or may not need attention. "Checking" refers to cracks that run in the direction of the grain and form when the wood is drying out. Often these cracks don't affect the structure. An experienced carpenter understands the properties of old timber and can evaluate these conditions fairly.
My biggest concern for old home owners is contractors that talk them into unnecessary repairs. If you have contractors that you suspect are overreacting, then an independent inspection is advised (by an inspector that does not do repair/contracting). Give the inspector a crayon to mark exact locations requiring repairs.
Finally, "jacking" is something I personally try to avoid. Wood structures naturally sag over time which involves gradual bending and stretching of the fibers. Sudden jacking can stress these stretched fibers. Often it is only necessary to reinforce joists and beams, or reduce their span with posts or columns and accept the sloped floors as 150-year-old house character. If jacking is deemed necessary, it should be done very gradually.
