Carpentry/ floor joist question.

catz4m8z

I have major water damage to one wall of my house and the floor joists in the upstairs bedroom are rotted through with damp. I cant see the whole problem as Im looking at it from a hole in the living room floor!
If its a worst case scenario (replace all the joists in that room and floorboards) does anybody know what kind of costs Im looking at??

FreeBear

catz4m8z said:

I have major water damage to one wall of my house and the floor joists in the upstairs bedroom are rotted through with damp. I cant see the whole problem as Im looking at it from a hole in the living room floor!
If its a worst case scenario (replace all the joists in that room and floorboards) does anybody know what kind of costs Im looking at??

I would imagine a fair proportion of the floorboards could be reused. But if the joists have to be replaced, the ceiling below would also need to be done. If it is a lath & plaster ceiling, loads of mess and extra work. Plasterboard nailed up, not so much effort. Either way, you are going to end up with two rooms that will want redecorating. As to how much it is going to cost, I really wouldn't like to say - The ceiling alone could be £1K.

catz4m8z

well...damn. As long as the joists/floorboards didnt cost over a grand as well I could probably manage it.
Doesnt matter about damage to room downstairs as its also in a terrible state and waiting to be plastered!

stuart45

Is it covered by your insurance?

catz4m8z

No, it wont be as it was caused by damage over time.
Totally my fault but I had mental health issues at the time that meant the house was the last thing I thought about....and Im paying for it now!

ThisIsWeird

I'd have thought the most likely scenario would be that only the rotted joist ends would need replacing - you say 'one wall' is damp, so presumably only these joist ends would need fixing.

If so, a far smaller job. Lift floor in that area, and ditto ceiling below - in that area - cut off all affected timber + some, treat the rest, sort the water issue, and sister new joist sections to the originals. 

Potentially not a big job at all.

catz4m8z

Water issue has been sorted thankfully! I think Im just heading in a 'worst case scenario' direction with my imagination!!LOL
well, got a couple of people coming to look in the next couple of days so I'll find out then.

ThisIsWeird

Cool.
Listen carefully to what they say. Don't be confused about anything - if you don't understand something, then ask. This is straightforward stuff to explain in layman's terms, so expect them to be clear.
Keep us posted

catz4m8z

Thanks!
Just had my first person round to look at it...apparently I will need 5 new joists and whilst I didnt get a quote yet he said it would be 'a few hundred'.
So phew......I can soak up the extra costs if its just a few hundred extra!

It will leave me with a huge hole in my ceiling though as whilst he could fix it the rest is polysterene panels and he said I was better off getting it all replaced as its a fire hazard and I dont disagree!

ThisIsWeird

That's a 'result'

sheslookinhot

I would have thought that 5 new 6x 2 joists would have been £250-£300 without all that goes with fitting them.

New floor boards and plasterboard could easily see a total price around £2000-£2500.