Christchurch · Dorset
Floor joist repairs in Christchurch
Whether it is one soft patch by the bathroom or a whole room dropping towards the wall, floor joist repairs in Christchurch are priced only after the timber has been seen. Rot, notches and failed supports each need a different fix, and the quote says which.
Guide price from£260per joist inc VAT
- Postcodes
- BH6, BH7, BH23
- Population
- about 31,000
- Area
- Dorset
- Pricing region
- South West
What is the ground like in Dorset?
Christchurch is in Dorset and takes in postcode districts BH6, BH7, BH23. About 31,000 people live there. Neighbouring towns we cover: Bournemouth (4 miles), New Milton (5 miles) and Ferndown (7 miles).
Clay soils are found in parts of Dorset. Ground movement here is more often linked to soils, drains and trees than to mining. Across Dorset, most homes are stone and brick villages, Victorian villas in Bournemouth, and inter-war and post-war semis.
Methods for floor joist repairs
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
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
From first photo to finished repair
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.
Relay and ventilate
Boards are relaid or replaced, skirting refitted and air bricks cleared or added outside. We point out anything that would let damp back in, such as soil heaped against the wall, so the repair lasts.
Symptoms that point to floor joist repairs
- Floor dipping towards an outside wall or in the middle of the room
- A musty smell, or fungal strands showing between the boards
- Soft or spongy boards near outside walls, hearths or the bathroom
Guide prices for floor joist repairs in Christchurch
Prices in Christchurch are worked out on South West rates. They include VAT and are a starting point: access, the extent of the damage and whether an engineer or building control is involved all move the figure.
| Item | Guide price | Per |
|---|---|---|
| Splicing or sistering a damaged joist | £260 – £410 | per joist |
| Whole room of joists and boards | £2,050 – £6,200 | per room |
| Sleeper wall rebuild and ventilationest. | £410 – £1,550 | per room |
Rules for floor joist repairs in England
Like-for-like repairs such as crack stitching and repointing do not usually need building control approval in England, but anything that changes or strengthens the structure, such as underpinning or rebuilding a wall, does. If the work touches a party wall, the Party Wall etc. Act 1996 may apply.
Frequently asked questions
How much should I budget for floor joist repairs in Christchurch?
Guide prices for floor joist repairs in Christchurch start from about £260 per joist, including VAT, on South West 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 Christchurch?
Yes, Christchurch is covered, along with postcode districts BH6, BH7, BH23. We also cover nearby Bournemouth and New Milton.
Why do houses in Dorset crack?
Dorset mixes chalk downs, Oxford and Kimmeridge Clays in the vales, and the sands and gravels of the Poole basin. Clay vales can shrink and swell, and parts of the coast are known for landslip. Only an investigation can say why a particular building has moved.
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.
Can floor joists be repaired without taking up the whole floor?
Yes, in most cases only the boards over the affected joists need lifting, and three or four boards are often enough to sister a joist or splice a rotten end. Widespread rot is the exception, because the whole floor must come up to remove the decay.
Related work in Christchurch
- Wall tie replacement
- Structural crack repairs
- Retaining wall repairs
- Subsidence insurance claim repairs
- Extension pulling away repairs
Floor joist repairs near Christchurch
Got a bouncy or sinking floor in Christchurch? Send a short video of someone walking across it, and we will tell you what it is likely to need.