Floor Repairs Timber floors that bounce or creak under tread may indicate the support timbers have been damaged as a consequence of continuous exposure to sub-floor dampness. Besides the obvious unsound feel of the floor, other telltale signs are ... the flooring has dropped from the underside level of the skirting boards ... there is quad beading or the like at the toe of the skirting boards to disguise a subsidence gap ... the nails on the polished boards have rust marks around them ... and the carpet is dark stained around the edges. If the floorboards are particularly spongy around the edges of the room it may be likely that the joist ends have shrunk and are failing to support the floor adequately, indicating that tailing may be required. Floors that have excessive bounce in the middle of the room may have bearers that are not being adequately supported by the stumps, indicating restumping is required. Intermittent or continuous sub-floor odour may be a symptom of a damp hostile sub-floor environment. Flooring timbers will eventually fail if subjected to prolonged exposure to sub-floor dampness. The deterioration may be accelerated under areas of non-vapour transmitting floor coverings such as polyurethane based polished floor finish or tiles. Primary reasons for floor failure are: The age of the sub floor timbers Constant exposure to dampness Lack of sub-floor ventilation Lack of sub-floor ground clearance Sub-floor support timbers not isolated from the brick piers by membrane Assessment of flooring & site conditions: F.G. James offers a full sub-floor inspection service to advise and report on the condition of your flooring. The detailed report will outline the rectification or remedial work required and will cover the following aspects: General observations, terrain, topography & slope considerations ... Other site conditions ... External plumbing & drainage factors ... Internal plumbing ... Incidence of internal condensation & mould ... Reasons for ... Investigation of sub-floor odours ... Existing sub-floor ventilation effectiveness ... Recommended improvements to sub-floor ventilation ... General sub-floor conditions ... Excessive rubble or debris, dry rot, insect activity, rising dampness in foundation brickwork ... Ground clearance ... Site oversite situations ... Flooring timbers, stumps, bearers, joists etc ... Rectification and/or remedial works recommended. Remedial Works: Remedial works include ... Removal of faulty flooring and disposal off site ... Excavation and removal of sub-floor debris and earth to allow minimum recommended ground clearances ... Penetrations of foundation walls and dwarf walls to allow cross flow ventilation ... Replacement of faulty stumps and laser level alignment of replacement precast concrete stumps set in 20Mpa concrete ... Supply, cut to measure and installation of F17 structural grade support timber approximately membraned from the stumps and piers ... Supply and installation of specified flooring. For further information on our Floor Repairs please call (03) 9885 9444 or send an email to enquiries@fgjames.com.au