replacing joists

rabialiones

joists need replacing in house as they are rotten (lack of air as holes blocked off) and some wood boring infestation , some damp.

can joists be replaced without removing floorboard as they are ok would need to spray them , but do not wish to replace them with chipboard

also any rough ideas as to cost 12x12 room replacing joists and installing air bricks

thanks

ormus

almost certainly the floor will have to come up.
as for budget costs? say 100/200 quid per joist.

leveller2911

ormus wrote: »

almost certainly the floor will have to come up.
as for budget costs? say 100/200 quid per joist.

Can you clarify what you mean by £100-£200 per Joist?...........


Do you mean its £100-200 to buy each joist? or supply and fit each joist then re-floor is £100-£200....... Very confusing post Ormus.

leveller2911

rabialiones wrote: »

joists need replacing in house as they are rotten (lack of air as holes blocked off) and some wood boring infestation , some damp.

can joists be replaced without removing floorboard as they are ok would need to spray them , but do not wish to replace them with chipboard

also any rough ideas as to cost 12x12 room replacing joists and installing air bricks

thanks

Floor boards will need to be taken up and treated if they are to be re-laid. The joists should be laid on a timber plate at each end of the room.Under the plate there should be Damp proof membrane(usually slate in older houses) which prevents rising damp. The Joists are nailed to the timber plates and usually mid point there will be another timber plate supporting the joists which helps stop springing/bouncing.This plate is usually laid on 2 or more coarses of bricks with a brick missing every couple of feet which allows air flow under the floor.
You may be lucky and be able to keep the existing skirting boards depending on levels but they may have to be taken off and re-fitted. Make sure whoever carried out the work treats all cut ends of the timbers as they will soon rot away as the tanalising treatment doesn't penetrate all the way through the timber.

Material cost I have no idea as its been a couple of years since I did one. Time wise once you have cleared the room and taken up the floorboards its about 1/4 day to rip out existing timbers ,1 days work for a chippy to re-joist and then re-fit the existing boards could take a while .

It would be a good idea to number each board when they are taken up, this will make it easier to put back.Pine boards shrink at different rates so some boards will be say 5 7/8 wide other 5 3/4 wide and its a nightmare to sort through a pile of floor boards looking for 2 the same width............. Laying the floor back down could take 1 man 2.5-3 days to do.

Get 3 quotes and go with the middle one or get someone via recommendation......Good luck

PS: Rough Idea of price would be about £800-00 plus materials.

rabialiones

thanks, for the info,
one builder says floorboards need to be replaced with chipboard, which probably is an easier job as replacing floor boards would be more time consuming and difficult to refit tongue and groove back.
the whole joists will probably be replaced not just the rotten part

skirting boards seem to be ok,

rabialiones

one builder says floor boards need to be removed and replaced with chipboard, which i beleive will be an easier job as the floorboards are tongue and groove.

i really want to keep floorboard as they are solid and well laid. no gaps or movement within them, chipboard doesnt sound as solid although it will be waterproof.

full joists will be replaced , not just rotten part.

skirting boards seem to be ok

leveller2911

rabialiones wrote: »

thanks, for the info,
one builder says floorboards need to be replaced with chipboard, which probably is an easier job as replacing floor boards would be more time consuming and difficult to refit tongue and groove back.
the whole joists will probably be replaced not just the rotten part

skirting boards seem to be ok,

It would take considerably longer to re-lay the timber floor boards than chipboard flooring ,which is laid very quickly and needs no skill...

ormus

mate of mine had 6 joists replaced. total cost was 600 quid.

elver_man

Recently finished reflooring a kitchen which was 14 x 12 due to rot and infestation, not sure what room you are looking at but obviously a lot of time was taken up in my job clearing the kitchen of units etc. Once clear it took:

1/2 day to remove existing boards and joists.

As it was an older property i had to do a little work on the sleeper walls to level and replace a few bricks ( 1/4 day)

Remove and replace 2 air bricks and alter their position. 1/2 day

Allowed 2 day to re joist and lay new boards as (majority of old boards were effected in the same way as yours wet rot and infestation)

Skirting removed and new fitted (due to levels but also effected by the wet rot and a little infestation). 1/4 day

Making good all round and decorating skirting and floor 2 days

Lab cost in region of £800 - £ 850 for this part of job, so not far off the estimate from leveller2911 above.

rabialiones

thanks for the info elver man
did you replace flooring with chip board or wooden boards

did you treat rest of floors with chemical

elver_man

rabialiones wrote: »

thanks for the info elver man
did you replace flooring with chip board or wooden boards

Replaced with wooden boards


did you treat rest of floors with chemical[/QUOTE]

No lifted floor covering just to check and everything looked ok, customers insurance c/o weren't interested in carrying out any further investigation.