Sensible Floor Levelling in Old Wood-Framed Buildings
When it comes to addressing uneven floors in old wood-framed buildings, determining the cause is the first step. Floors can become uneven due to various reasons, including structural settlement issues or inherent design. Deciding whether to level floors involves a thorough investigation and understanding of the building's history and current condition. This article explores the necessity and methods of floor levelling in aged structures, emphasizing the impact on property values and the importance of preserving historic integrity.
Assessing the Cause of Uneven Floors
The first step in addressing uneven floors is to determine whether they are a result of the building's natural settling or if there is a more significant structural issue. This can be done by evaluating the condition of the roof. If the roof shows depressions and peaks, it is a clear sign that the foundation needs to be checked. These undulations in the roof can affect the drainage of rainwater, leading to leaks which are detrimental to the overall integrity of the building.
Post-retirement, I have personally repiled numerous houses, and through this experience, I have come to understand that the quality of the floor and the straightness of the roof significantly impact the property's value. Houses that were previously valued at around $100,000 have increased in value to $250,000 after the floors were properly straightened. In more extreme cases, I have seen a house valued at $320,000 increase to an astounding $1,200,000 after new foundations and redecoration were implemented.
Factors to Consider When Deciding to Level Floors
Several factors should be taken into consideration when deciding to level the floors in an old wood-framed building:
The degree and type of bending, twisting, or sloping.
Whether the issue is worsening and the speed at which it is occurring.
The overall structural integrity of the building and the potential damage from any interventions.
The natural seasonal changes in timber, even with kiln-dried timber.
Timber can still warp or twist, especially if the supplier has used low-grade materials. It is essential to determine the cause before proceeding with any levelling work. Depending on the findings, the decision may be to ignore the issue, continue monitoring, or address it through structural repairs.
Preserving Historic Integrity While Achieving a Level Overlay
Interfering with the original structure can potentially damage its historic interest. However, conservative and reversible methods can be used to achieve a level overlay floor, making it a cosmetic improvement. These methods can preserve the integrity and historic value of the building while addressing aesthetic concerns.
Repairing a floor, particularly if it is failing for a structural reason, is often a sensible choice. It not only improves the appearance of the building but also enhances its overall structural integrity, making it more valuable and safer for future occupants.
In conclusion, floor levelling in old wood-framed buildings is a sensible choice when the underlying issues are properly addressed. By evaluating the cause of the unevenness, considering the building's history, and using conservative methods, it is possible to maintain the building's historic significance while improving its functionality and value.