Estimate cost & time to fix saggy floor? Lead paint, asbestos & baby issue too!.
Can anyone estimate the time and cost to fix two floors of a brownstone where the floor is sagging/bouncy around the stairwell and the bathroom? The situation is this: we’re about to buy a place, and wondering if we should try and do it before we move in, or punt it until later. We have a 10-month old and know there must be lead paint in the ceiling, which we would presumably go through to get to the joists…so we assume we would NOT want to be there with our crawling, floor particle-eating little munchkin while the work is being done. There are a few other lead paint removal projects around the windowsills, and asbestos abatement which we would want to take care of right away too — if anyone has been through something like this, is it better to get all of those environmental things done in one go so you can also bring in someone to do a sweep for any left over lead dust, etc.? The sagging is not SO bad, but also should I assume `a stitch in time saves nine’ applies here? Many thanks to anyone who can give some advice!
homerglimpson
in Brownstoner Renovation 11 years and 9 months ago
9
Please log in, in order to post replies!
9 replies
bk333 | 10 years and 10 months ago
Hi, was wondering if you ever fixed this? What was the issue and fix? I have similar issue of sagging between bathroom and stairs…
catbk | 11 years and 9 months ago
Lead paint was normally used on exterior woodwork, sometimes on interior doors and trim. It would be unusual – although not impossible – for lead paint to have been used on a ceiling. Get it tested. Surprisingly, many of the kids I have known with some lead levels got it from playing in the yard! There is a lot of lead in dirt in Brooklyn from generations of leaded gas emissions and also dust from tires. Anyhow, with a 10 mo old, don’t guess. Get it checked before you buy the place.
theflooringgirl | 11 years and 9 months ago
I would recommend getting a few contractors in there right away to get some real estimates on timing on costs. This sort of work is hard for anyone to estimate without seeing it. In general, it’s best to do this work BEFORE you move in as it can take a while and most likely you will not be able to live there while it’s being done. This can be unsafe and impact air quality and pending on what needs to be done on the floors, you may not be able to even walk in the area. And, with a newborn, it’s even more important to be safe. So, get some estimates and time frames, and then pending that, make a decision. If you do it later, recognize that you may need to go away or stay somewhere else for a couple of weeks (or maybe more). Angieslist.com is a great place to get reliable contractors. And, for this, you may need more than one type of contractor. Debbie Gartner aka The Flooring Girl http://TheFlooringGirl.com Westchester County NY
carloswoodfloors | 11 years and 9 months ago
Dear homerglimpson, The sub-floor is these original NYC brownstones use old wide plank on joists. The only way to fix this is to pull up the old floors (standard 3/4 oak nail down) and put in a new subfloor and then install new oak nailed down. A ballpark estimate without seeing the affected area or measuring the affecting areas could be $800 (for a small area fix) to $1,800 to repair a larger area. The time it would take to fix would be at least one week. It’s best you get someone out there to properly measure, review the affected area to estimate properly. We also recommend doing everything at once then move in just to be on the safe side – congrats on the new addition 🙂 Carlos Wood Floors carloswoodfloors@gmail.com [www.jcmartinrenovation.com/wood-floor-refinishing](http://www.jcmartinrenovation.com/wood-floor-refinishing/)
rh | 11 years and 9 months ago
Why would you presume that you would go through the ceiling to get to the joists? I say “Take up the floor”! In any case, yes, it’s something that should be done before you move in, especially with a baby. There will be gaping holes in the floor while the work is being done. I’ve done this in a few houses over the years and there’s always some clumsy boob falling through the floor (usually me). Of course, normal people lay plywood down while not working on it. The issue with the bathroom could have been water related. Perhaps a proper shower curtain wasn’t used or there are leaky pipes, etc. None of this is the end of the world. Yeah, it’s work and money. Nothing a structural engineer or really, really good contractor can’t fix.
metahomeimp | 11 years and 9 months ago
Hi ! My name is Jamal Bahair I’m a contractor and I also have a construction company, Meta Home Improvement . I also have 20 years of experience. I would also like to mention that I have done a lot of home improvement work on brownstones especially in the park slope area. My email is metahome@yahoo.com and I look forward in working with you. I can provide you with a free estimate and most importantly reasonable prices . I attached my business card , you can contact me at any time .. thank you.
brucef | 11 years and 9 months ago
Saggy floor repair is non-trivial. Regardless of the ultimately deduced cause, the remedy will certainly involve the removal of ceiling below, or all flooring from above. So the best time to contemplate a “fix”, is when you were planning major surgery. Think “regime change”. The wood joists that span from masonry to masonry could never go three places. Front flue, rear flue and … stairwell. So a “jack” beam was utilized to span these three zones, usually with a much thicker beam. The joists that were “truncated” were mortised into those jack beams. So a bouncy stairwell can mean many different failures of the spanned joists. While your concern for your child’s health is admirable, your lack of focus regarding a significant expenditure is just as dangerous to your fiscal health. I wish I could say that an architect or structural engineer could give you definitive data, but our experiences have been disappointing bordering on senseless. Think school learning without practical experience, and mix in uber-caution that they don’t have to pay for. It’s always easier spending someone else’s money. Picture a slot machine gone crazy. I can’t promise you it won’t fall down, but it probably won’t. If you can live with it, carry on. If you investigate, be prepared to close it back up and leave it. The problem is, your desire to fix can trigger a larger job than you think. Bruce
dorkofwindsor | 11 years and 9 months ago
Noticeably “bouncy” floors are suspect, could be cross bracing removed, posts or beans removed, termites, etc. Brownstone floors should not be significantly bouncy. Making an estimate before knowing the issue is as good as a dart board. Stairs can be reinforced, but the bathroom makes me a little more nervous. You should not rule out termites, but it could be notched joists from an old renovation or something else. Obviously both of those guesses would involve some budgets known until you know the scope of the issue. Sag is another issue, not always a problem, as i was told by a contractor that at the turn of the century it was common practice to install joists green and wet right after they were milled (usually douglass fir), and many a sag was inevitable as-built. Also, if the bathroom was an add-on and the joists were not doubled (as you might find under a wall or other heavy area such as bathroom) it might not be as large a future issue as it seems. If it were me, i would find out more before knowing what you are in for, and if you can just do the lead and other abatement until larger projects are necessary. That’s just me, as soon as ceilings and / or floors are opened for leveling i would want to do plumbing, electrical, and floors or even layout changes. Living with a child during any work with lead would be a huge no-no for me in any case. I know people who do it and it is a huge risk for a child so young. I’d first rule out termites if you have not had a thorough termite inspection (they love wet areas). If you can get that massive question mark nailed down, i would think budgets can get more finite from there.
homerglimpson | 11 years and 9 months ago
p.s. and recommend any contractors who do a good job on such things?