Problems with wall plate

[MarkDIY2]

We are investigating flooring problems and have found the wall plate is showing a watermark where it rests on the sleeper wall, the house is circa 1820 and obviously there is no DPM under the timber, what do you all think I need to do, can it be left its not what was causing my original problem that is now sorted, should I get the sleper walls injected? should I lift the timber slide in DPC and relevel?

Untitled

• MarkDIY2
• 28 Aug 2011
• 2

Untitled

• MarkDIY2
• 28 Aug 2011
• 2

 

[gregers]

do they feel spongy or have any signs of infestation?

to me they look in good condition,but it wouldnt hurt giving them a spray coat of a duel woodworm/fungicide fluid as a precaution.

 

[MarkDIY2]

Thanks for the reply.

In most places the wall plates feel very firm, and there is no sign of infestation. I have not got full access to the pictured one yet, but the other one I have exposed has got about 10mm of wet rot into the bottom. Should the whole piece be removed for this or just treated?

That said the watermarks on the plate in the picture are more severe than the one I have exposed.

I do not want to lose such a good floor because of the work, but equally do not want to create work for the sake of it.

 

[gregers]

well if you think the rot is bad then just jack the floor up and replace with a new section with dpm nailed to the underside,use treated timber.