Ready to hire?

Post your job in minutes, browse real reviews and choose who to speak to.Post a job

Need some tips or advice?

Restoration & Refurbishment

Replacing/Repairing rotten joists in small damp cellar (Access via a hatch)

Anonymous user 16/03/2024 - 2.44 PM

I have seen a property for sale I am going to put an offer on (2 bed terrace built 1850) My main concern is damp & rotten joists in the small cellar below kitchen accessed via a hatch and ladder. Some / Most of joists need replacing. I think cellar is damp due to failed guttering & lack of ventilation. I would like to know? Will all / part of kitchen floor (Stone flags) need to come up to undertake the repair? Kitchen is in good condition. If all the floor needs to come up can kitchen be put back after the work is completed? Will this be a major job / Very expensive? Kitchen is only 3.07m x 1.75m. I don't know if it is a solid floor or joists and floor boards below lounge. I am concerned they may also be rotting as there is a damp smell. There is some damp in lounge as some re-pointing is required outside. I am a mature first time buyer and have been looking for 8 months. There is very little in my price range and I have the budget for work. Any advice would be appreciated. I will be having a full structural surveyor by a surveyor whom knows about old buildings if I am buying the property.

Are you a tradesperson and able to answer this question?

4 Answers

Anonymous user

All rotten Joyce will need replacing

Answered2 October 2021

Anonymous user

Any rotten joists should definitely be replaced

Answered3 October 2021

Guarded Properties

Rating: 4.7 out of 5

High Wycombe

The cause would have to be identified in advance, be it guttering issue, damp proofing issue. Rotten joists would then have to then be replaced. Once floor has replaced, kitchen can be put back. Without seeing works directly, it's difficult to pinpoint exact costs, but I would say somewhere between £2000 - £5000, dependant on works required, and whether you are able to complete some works yourself. Happy to assist further if needed.

Answered19 October 2021

WPD Productions Ltd

Rating: 5 out of 5

Tottenham, London

Reading your description sounds like your are planning to purchase a victorian property: Brick walls will be bedded on lime mortar, interior walls will be lath and lime plaster and lime plaster on interior walls. Timber flooring resting on timber joists. You must ensure that the void under floor is free of debris and ventilated well through unobstructed air bricks. Exterior ground level must be 2 brick courses below air bricks, air bricks must be set under timber floor level to ensure cross ventilation, front and back of house. Pointing and rendering must be done in lime mortar, all cement based render and pointing removed prior. This will ensure that the walls can breathe. Kitchen: Remove current kitchen base units and worktops, remove timber flooring and replace all rotten joists and framing timbers plus 1 meter, replace rotten floorboards. Check that the space is well ventilated via air bricks. Putting back an old kitchen can be tricky- it depends very much on the condition of the current one, old units usually loose integrity during this process of taking apart and reassembly if not made out of solid wood.To sign costs to this job, the site has to be seen and assessed on site to calculate a realistic figure.

Answered1 November 2021