South Shields · Tyne and Wear
Floor joist repairs in South Shields
Whether it is one soft patch by the bathroom or a whole room dropping towards the wall, floor joist repairs in South Shields 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
- NE29, NE30, NE33
- Population
- about 84,000
- Area
- Tyne and Wear
- Pricing region
- North East
What should you know about the ground under South Shields?
We cover South Shields and its postcode districts NE29, NE30, NE33, part of Tyne and Wear, with a population of roughly 84,000. Nearby places we cover include Jarrow (2 miles), Whitley Bay (3 miles) and Wallsend (4 miles).
Tyne and Wear has a mix of ground, with clay in some places and firmer rock in others. Historic coal workings are recorded beneath parts of Tyne and Wear, and a coal mining search is worth checking where movement is unexplained. What you mostly find across Tyne and Wear: Tyneside flats and terraces, Victorian villas, inter-war council estates and post-war semis.
Symptoms that point to floor joist repairs
- Soft or spongy boards near outside walls, hearths or the bathroom
- A gap opening up between the skirting board and the floor
- Floor bouncing, or ornaments rattling, when someone walks across
Guide prices for floor joist repairs in South Shields
These are guide prices for South Shields, using North East 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 | £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
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
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
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.
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.
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 South Shields?
Guide prices for floor joist repairs in South Shields 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 South Shields?
Yes, South Shields is covered, along with postcode districts NE29, NE30, NE33. We also cover nearby Jarrow and Whitley Bay.
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.
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.
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 South Shields
- Boundary and garden wall repairs
- Roof structure repairs
- Extension pulling away repairs
- Retaining wall repairs
- Bowing wall repairs
Floor joist repairs near South Shields
For a guide price on floor joist repairs in South Shields, use the quote tool or send photos of the dip, any soft boards and the air bricks.