Dungannon · County Tyrone
Floor joist repairs in Dungannon
If your floor in Dungannon dips by a wall or bounces in the middle of the room, the joists are worth checking. Send photos of the floor, the outside wall at ground level and any air bricks, and we will tell you what the pattern suggests.
Guide price from£220per joist inc VAT
- Postcodes
- BT71
- Population
- about 12,000
- Area
- County Tyrone
- Pricing region
- Northern Ireland
What should you know about the ground under Dungannon?
We cover Dungannon and its postcode districts BT71, part of County Tyrone, with a population of roughly 12,000. Neighbouring towns we cover: Cookstown (10 miles), Armagh (11 miles) and Portadown (14 miles).
Most of County Tyrone is on firmer ground than the clay belts of the south-east. Parts of County Tyrone lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause. Housing stock in County Tyrone: Market-town terraces, rural houses and post-war estates.
What happens when we carry out floor joist repairs in Dungannon?
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.
Written quote
You get a no-obligation written quote listing which joists are sistered, spliced or replaced and any sleeper wall or ventilation work. It becomes a fixed price in writing once the repair is specified.
Signs you may need floor joist repairs
- A musty smell, or fungal strands showing between the boards
- Floor dipping towards an outside wall or in the middle of the room
- Ceiling cracks below that follow the line of the joists
How much will floor joist repairs cost in Dungannon?
These are guide prices for Dungannon, using Northern Ireland rates and including VAT. Your written quote follows photos or a survey, and is fixed once the repair is specified.
| 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 |
Which repair method suits a home in Dungannon?
Splicing ends and fitting hangers
Where only the end has rotted, it is cut back to sound timber and a new piece is fixed alongside, bearing on the wall or on a new joist hanger. Missing or under-nailed hangers elsewhere are replaced at the same time. The damp in the wall must be fixed too.
Best for: Rotten joist ends in damp solid walls
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
Rules 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 in Dungannon: questions and answers
How much should I budget for floor joist repairs in Dungannon?
Guide prices for floor joist repairs in Dungannon start from about £220 per joist, including VAT, on Northern Ireland rates. Your fixed written price follows photos or a survey and depends on the extent of the work and access.
Can you survey a property in Dungannon?
Yes, Dungannon is covered, along with postcode districts BT71. We also cover nearby Cookstown and Armagh.
Why do houses in County Tyrone crack?
Tyrone has glacial till over varied rock, with a small historic coalfield around Coalisland near Dungannon. Only an investigation can say why a particular building has moved.
Do I need building control for floor joist repairs?
Usually not for like-for-like repairs to a few joists, but replacing a whole floor structure can be building work. In Scotland that generally needs a building warrant, and in Northern Ireland council building control applies. We deal with building control where the work needs it.
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.
Related work in Dungannon
- Wall tie replacement
- Underpinning
- Bay window subsidence repairs
- Boundary and garden wall repairs
- Structural crack repairs
Floor joist repairs near Dungannon
Get a free initial assessment of a sagging floor in Dungannon from your photos or a call, before you commit to anything.