Rotten Joists and sump pumps... should I avoid?

[S1066]

Hello All,

There are a couple of parts to my question if anyone could possibly help...

I am currently looking at purchasing an old period property. The cellars have been converted and installed with 2 sump pumps.

The company that have installed the pits, membranes and pumps have built up the floor all around the room (timber structure), leaving the centre of the room full height - could there be a specific reason they have done this?

I have also found rotten joists on the ground floor (gable end), I am aware this can be repaired but I was wondering what could be the cause? The external gable end is rendered (not sure what materials were used) and I’ve read this can sometimes trap moisture, could this be the cause of the rotten joists?

Should I avoid this property?

Any help would be greatly appreciated

 

[Doggit]

Sorry first picture not very clear, is it wet rot, or dry rot there, but the second picture is indicative where they've dug the cellar down, and the ledges round the edge are the original foundations. If there are sump pumps, then they will have used a membrane that allows the water to drain down behind it, but it then needs pumping out. There are better systems to tank the walls that don't require pumps, but they seem to have done a reasonable job. But how long ago was it done, and has it stood the test of time yet.

Have you checked that the external ground heights haven't been raised above the original dpc (yes, difficult with the render there) but the render may have been put on to cover an issue, so look for cracks or repairs inside the gable end wall. The joist ends can be repaired easily, but you might need to get an explanation for any repairs and renovations done in writing to you have proof should any problems crop up later that they haven't bothered to mention, because they can omit to tell you anything, but they can't lie about what they do tell you. You need to ask (and get in writing) every bit that you think may be suspect, and get a structural survey done, with a view to renegotiating the asking price depending on what they find.

Caveat Emptor applies here,

 

[S1066]

Hi Doggit

Thanks very much for getting back to me.

I’ve checked underneath the wooden structure of the floor and it appears to be hollow. Does this mean I can remove the timber without affecting the original foundations - it doesn’t seem to be supporting anything?

The pumps are newly installed and come with a ten year guarantee because they have previously had water ingress in the basement.

As for the rot I can’t tell if it’s dry or wet - could it be wet rot that’s dried out? I originally thought wet but looking back at that photo im not so sure?!

Please see picture of air bricks and render on the gable end.

Thanks again.

 

[Doggit]

It does look as though the ground is a little high, and if that's were the rot is, then clear it away and drop the ground level if you can, or you'll need to put in a french drain. As to the joist ends, are the "wetish", or cracked and shrinking. Either way, you'll need to support them, cut the ends off, apply wood treatment, then sister a new piece of wood a metre long, along side the old one, using three bolts.

Now that's damned odd having nothing below the wood, so I can't comment on that unfortunately. If it's hollow, and not doing anything, then check all round before removing it - sods law is that you'll take 90% out, and then find the reason that it's their.

 

[S1066]

Thanks Doggit really appreciate the input. I went back today, the soil does seem high up on the gable end!