Timber frame with missing beam!

offsailing2

We have had damp on an end wall and after investigating at weekend found that a vertical beam had a large hole underneath it. no horizontal. Is this usual?? Have left as is and would really welcome suggestions. Cottage built in 1650. HELP

ormus

try asking english heritage or the national trust.
i dont think there were any BC officers in 1650.

anotherbaldrick

It would not have started life like that. 350 years ago it would have been supported by a horizontal member. Any idea if recent alterations have been instrumental in it's removal. ?

teneighty

It's impossible to say without inspecting it but it sounds like the bottom of the post or the sole plate may have rotted out. It may have happened years ago and it is just your recent investigations that have revealed it.

It may not be as bad as it sounds if brick infill panels have been added which will take most of the load but you need to get a specialist surveyor/engineer to inspect it soon. You should get them to advise you about remedying the damp aswell before the rest of the timber frame goes the same way.

Keeping up maintenance and repairs on an old property like that is vitally important as once rot has set in it can be very very expensive to resolve.

Good Luck

offsailing2

Thanks for replies. Have a builder coming to take a look - someone we trust. No. havent done any work to cause this. Yes, we do have brick infill panels. Feel little reassured by comments and wont keep waking up tonight worried about seeing just daylight