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Green Building Bible, Fourth Edition
Green Building Bible, fourth edition (both books)
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Housing - Renovation: Ground Floor Sole Plate Replacement?

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    Ground floor joist sole plate is completely rotted along with all floorboards.

    What is the best method of replacement?

    Thanks in advance
  2.  
    I must add the building is solid wall construction and the sole plate sits inside the wall directly beneath the joists...
    • CommentAuthortony
    • CommentTimeFeb 18th 2019
     
    I would think in terms of building a new sleeper wall 300mm in, do you have a basement?
  4.  
    Posted By: VictorianecoI must add the building is solid wall construction and the sole plate sits inside the wall directly beneath the joists...

    When you say 'and the sole plate sits inside the wall' do you mean that the sloe plate is within the wall because if so if it is rotten what does that do to the integrity of the wall
  5.  
    It is a customer of ours through one of our insurance repairs. I doubt the insurance would cover the building of new walls.

    The fact the timber is built into the wall then yeah I think it undermines the integrity of the wall...
    •  
      CommentAuthordjh
    • CommentTimeFeb 18th 2019
     
    A photo would be useful.
  7.  
    How does one get a photo small enough to upload from the phone?
    • CommentAuthorgyrogear
    • CommentTimeFeb 19th 2019
     
    Posted By: tonyI would think in terms of building a new sleeper wall 300mm in, do you have a basement


    +1

    Underpinning then replacing the sleeper with a steel joist or RC beam would probably be overkill, not to say expensive.

    gg
    • CommentAuthordickster
    • CommentTimeFeb 20th 2019
     
    Many years ago moved in with girlfriend (now wife) in converted old Victorian schoolhouse. Cellar an absolute humid nightmare of discarded kitchen units etc, all rotting away as all means of ventilation had been blocked by idiots.

    Got it all cleared, including fruiting fungal blooms, I cut new ventilation holes where possible and dried it out as well as could be expected, but on closer inspection the entire inner soleplate was absolutely rotten with fungal growth and/or woodworm. Unbelievably, the inner brickwork skin (3 stories) remained in place, with seemingly nothing much supporting it.

    Shamefaced to say we moved on (sold to an existing buy to let landlord who knew the property well) and left them to it.

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