I went to look at a house (1910) I am under contract for today and the inspection revealed the first floor is grossly under supported in certain areas.
At least one joist is affected by dry rot and another that spans the opening between the original house and an addition is *very* undersupported, the floor upstairs dips quite a bit in this area as a result.
I figure I'm looking at sistering, jacking up/adding posts and outright replacing at least one joist. Most of the problems from what I can tell are on the short-span (25'), but the centre beam may also need work. The basement is unfinished but around 6' so access shouldn't be an issue.
What kind of $ would I be looking at, to get everything all nice and level/supported again?
I don't think a contractor could give even a rough amount for such a job. There are so many factors that have to be looked at. A beam and a few floor joists might run a couple thousand but deeper rot and the affects of jacking up parts of the house might costs tens of thousands more.
It looks like the rot is under the bathroom, so it's likely just localized to that one area. The inspector stabbed a lot of the joists and even the ones resting on the sill without a vapour barrier were fine.
There's no plaster left in the house (or drywall really, it's mostly paneling?) so jacking it up won't do that kind of damage at least.
I would walk on the place, but it's priced VERY nicely for an urban market, even if I have to throw 50k at it I will come out on top.
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