Floor joist replacement

[Ric.ror]

I have been told by my builder that before they can start on the new kitchen they need to replace approx 3 of the joists in the kitchen
Has anyone any idea how much that will be?

[Clanad]

It depends entirely on how accessable the joists are. In other words, can they be repaired from the basement or are they under th house where it will be hard to get to. In many cases, a damaged joist can be repaired by what's known here in the U.S. as "sistering"... a new joist is placed directly along side and attached to the damaged one, yet supporting both at the ends that rest on a load beraing surface, as seen here: http://www.hammerzone...oor/joist1/sister.htm ...
If the joists are damaged by termites then not only should those joists be removed, but other wood surfaces should be inspected by a termite control business for damage.

Your re-builder needs to tell you why the joists require replacement/repair...

[Ric.ror]

The joists need replacing as they are rotten due to the outside path being raised higher than the damp proof course! Its all double dutch to me

[Old_Geezer]

Well I guess he can show you the rot. No need to be able to understand Double Dutch.

[Clanad]

Your description seems to indicate damage to the load bearing ends of the joists as they rest on the basement wall. If that's the case they are really good candiates for the "sistering" repir described above., since the only part of the current joist that may be damaged is where water has leaked into the basement and onto the ends of the joists.
At any rate, the problem with drainage outside must be addressed to prevent future damage, whichever way the joists are repaired. At the very least you could suggest to the builder that they use weatherproofed joist material to repair/replace the damaged ones. It's only a little more expensive but will not rot when exposed to moisture...
Best of luck!

[Ric.ror]

The builder seems to think the damage has taken years to be done - hope that makes sense
We need to get the kitchen sorted asap as my son and his partner are expecting in July and we want them in and sorted by then
I will print your answers Clanad and suggest it to him
Its the bill I am more bothered about really but if it has to be done .....

[The Builder]

Exactly as Clanad has said. .......... just bolting new joist ends onto the existing ones using treated timber.
Simple job, but the cost will depend on the type of floor you have. Ask the guy to give you his price first if you like.......... and get back to us :o)

[Ric.ror]

Right it's really complicated but please bear with me
It seems that the damp proof course had been covered over by Tarmac on the path. This along with the fact that rubble has been laid under the joists means all the joists have become rotten at the edges. Also a leak under the sink has rotted the joists in the middle of the joist.
The builder is going to replace all the joists after he has dug out rubble under them. He will then replace them with joists treated with PVC or something like that
Then they will have to dig the Tarmac and the drive to approximate 3-6 inches to reveal the damp course
For years I had notice damp at the door but I thought it was the door leaking
Also there was a patch near the door of damp
So now it is going to cost an arm and a leg

[Clanad]

My sympathies, Ric.ror... but it's the old adage of "Pay me now, or pay me later"...

By the way, the standard treatment of wood for its preservation here in the U.S. used to be CCA... Chromated copper arsenate (CCA) which is a chemical wood preservative containing chromium, copper and arsenic. It's been seriously studied for years because of the aresenic use. Still seems to be Ok, but here a multiplicity f other preservation methods... (PVC is, however a "plastic" type of construction material often used in door and window frames... at least here).

[Ric.ror]

No sorry it wasn't PVC but it was some other 3 initialed treatment of wood to prevent the water getting in