County Tyrone · Northern Ireland
Floor joist repairs in County Tyrone
If you live in County Tyrone and are looking at floor joist repairs, the first question is why the wall moved. Shrinkable clay is less common in County Tyrone than in south-east England; parts of County Tyrone lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause.
Guide price from£220per joist inc VAT
- Area
- County Tyrone
- Pricing region
- Northern Ireland
- Ground
- Mostly firmer ground
- Towns listed
- 4
What is the ground like in County Tyrone?
Tyrone has glacial till over varied rock, with a small historic coalfield around Coalisland near Dungannon.
Parts of County Tyrone lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause. Typical buildings in County Tyrone: Market-town terraces, rural houses and post-war estates.
Floor joist repairs prices in County Tyrone
For County Tyrone we use Northern Ireland rates. Treat the table as a budget guide, inc VAT; the price you pay is the one on your written quote.
| Item | Guide price | Per |
|---|---|---|
| Splicing or sistering a damaged joist | £220 – £350 | per joist |
| Whole room of joists and boards | £1,750 – £5,300 | per room |
| Sleeper wall rebuild and ventilationest. | £350 – £1,300 | per room |
How we usually approach floor joist repairs
Sleeper walls and ventilation
Settled or damp sleeper walls are rebuilt on a sound base with a damp-proof course under new timber plates. Blocked air bricks are cleared, extra ones added where the void has dead spots, and soil or paving heaped against the outside wall is lowered.
Best for: Damp ground floor voids or joists on poor supports
Sistering a joist
A new length of treated timber, the same depth as the original, is bolted or screwed alongside the damaged joist so the two share the load. It is the quickest fix for a notched, cracked or sagging joist that is otherwise sound, usually after lifting a few boards.
Best for: Cut, cracked or sagging joists with sound ends
Replacing joists and boards
When rot or woodworm runs through most of a floor, it is usually cheaper to replace the joists, strutting and boards together. Where joists run parallel to an outside wall, restraint straps tie the new floor back to it so the wall keeps its lateral support.
Best for: Widespread rot, or a whole floor that has dropped
What happens during floor joist repairs, step by step?
Photos and a call
Send photos of the dip or soft area, the outside wall at ground level and any air bricks. A short call about when it started, and any recent plumbing or heating work, tells us whether the problem is local or widespread.
Lift boards and inspect
On site we lift a few boards where the floor is worst and check the joist ends, sleeper walls and void with a moisture meter. Outside, we look for high ground, blocked vents and leaks keeping the timber wet.
Repair the structure
Boards are lifted and numbered if they are going back, and rotten timber is cut out. New treated timber is fixed and checked with a level before strutting, hangers and any restraint straps go in.
What to look for before calling about floor joist repairs
- Floor bouncing, or ornaments rattling, when someone walks across
- Ceiling cracks below that follow the line of the joists
- Soft or spongy boards near outside walls, hearths or the bathroom
- Floor dipping towards an outside wall or in the middle of the room
Do you need approval for floor joist repairs in Northern Ireland?
In Northern Ireland, minor repairs usually need no approval, but structural work comes under the Building Regulations (Northern Ireland) 2012 and council building control. There is no Party Wall Act in Northern Ireland.
Floor joist repairs near you in County Tyrone
Questions about floor joist repairs in County Tyrone
Does the ground around Omagh cause cracking?
Tyrone has glacial till over varied rock, with a small historic coalfield around Coalisland near Dungannon. Parts of County Tyrone lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause. Only an investigation on site can say why a particular building has moved.
How much will floor joist repairs cost in County Tyrone?
On Northern Ireland rates, floor joist repairs starts from about £220 per joist, including VAT. The written price depends on the extent of the damage, access and whether an engineer or building control is needed.
What is sistering a floor joist?
Sistering is fixing a new length of timber alongside an existing joist so the two share the load. It strengthens a notched, cracked or sagging joist without removing it, so it is quicker and less disruptive than replacement.
Will my insurance pay for rotten floor joists?
Usually not, because rot, woodworm and gradual wear are standard exclusions. Damage from a sudden escape of water, or a floor that dropped through subsidence, may be treated differently. Check your policy, and tell your insurer before permanent repairs start if either applies.
Is a sagging floor dangerous?
A gentle, long-standing sag is usually not dangerous, and many older floors have moved slightly over a century. A sag that is getting worse, soft boards or a floor dropping near a wall needs checking soon, because rotten joist ends can lose their bearing.