We are in the process of buying a Victorian house but have noticed the beam in the basement and the surrounding brickwork is loose. Parts of the beam also seemed 'spongey' which is expected as it appears to be old (not sure if its original). Would anyone be able to advise of causes and possible solutions? (attached pic)
Victorian Build - Loose Joist
- Thread starter Kayla_L
- Start date
D
Deleted member 174758
As B-A spongy is not good and is NOT to be expected in timber, no matter how old it is. You possibly either have dry rot (very distinctive musty smell) or wet rot caused by water ingress, e.g. a leak.. Investigate and sort out the leak first, remove and replace the joist with a same size structurally graded (C16, C24, etc) new joist which is pressure treated, then clear out and rebrick the loose stuff beneath the joist with bricks and mortar. The joist cut ends should be treated with Enseal and in an ideal install I'd also want to "envelope wrap" the ends of the joists with something like roofing felt
D
Deleted member 174758
That's right - replacing a single joist in situ can be hard work, physically, but it isn't that difficult to do. Quite a common repair job in older buildings
yes indeed in my comments wasn't ment to be negative at all just trying to show that
Kayla_Ls understanding off age off structure was different to level off maintenance and repair required as in age makes no difference as the structure must be repaired and maintained as decay and loss off strength more than say 5-10% is beyond acceptable levels
off course in the real world far worse will occur without failure but aiming for sub 10% weakness in any one area will avoid a trampoline floor and compound curves through dip that a modern artist would like
Get a full structural survey and assess the likely cost of repairs from that; even if the buyer won’t drop the price you will have an idea of the additional cost involved.
Blup