Newcastle upon Tyne · Tyne and Wear
Floor joist repairs in Newcastle upon Tyne
Whether it is one soft patch by the bathroom or a whole room dropping towards the wall, floor joist repairs in Newcastle upon Tyne 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£230per joist inc VAT
- Postcodes
- NE1, NE2, NE99
- Population
- about 300,000
- Area
- Tyne and Wear
- Pricing region
- North East
What should you know about the ground under Newcastle upon Tyne?
With roughly 300,000 people, Newcastle upon Tyne spans postcode districts NE1, NE2, NE99 in Tyne and Wear. Neighbouring towns we cover: Whickham (3 miles), Wallsend (3 miles) and Blaydon-on-Tyne (4 miles).
Clay soils are found in parts of Tyne and Wear. Historic coal workings are recorded beneath parts of Tyne and Wear, and a coal mining search is worth checking where movement is unexplained. Housing stock in Tyne and Wear: Tyneside flats and terraces, Victorian villas, inter-war council estates and post-war semis.
From first photo to finished repair
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.
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.
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
- A gap opening up between the skirting board and the floor
- 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 Newcastle upon Tyne
Prices in Newcastle upon Tyne are worked out on North East 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 | £230 – £370 | per joist |
| Whole room of joists and boards | £1,850 – £5,500 | per room |
| Sleeper wall rebuild and ventilationest. | £370 – £1,400 | per room |
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
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 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 Newcastle upon Tyne?
Guide prices for floor joist repairs in Newcastle upon Tyne start from about £230 per joist, including VAT, on North East 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 Newcastle upon Tyne?
Yes, Newcastle upon Tyne is covered, along with postcode districts NE1, NE2, NE99. We also cover nearby Whickham and Wallsend.
Why do houses in Tyne and Wear crack?
Tyne and Wear lies on the Durham and Northumberland coalfield, with old shallow workings recorded beneath parts of Newcastle, Gateshead and Sunderland, mostly under a cover of glacial clay. Only an investigation can say why a particular building has moved.
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.
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.
Related work in Newcastle upon Tyne
- Structural crack repairs
- Structural surveys and crack monitoring
- Extension pulling away repairs
- Bowing wall repairs
- Subsidence insurance claim repairs
Floor joist repairs near Newcastle upon Tyne
Get a free initial assessment of a sagging floor in Newcastle upon Tyne from your photos or a call, before you commit to anything.