Expert: Richard Taylor, AIA - 5/23/2006

Question
Hi Richard,

I am in the market to buy a home and fell in love with an antique farmhouse (built between 1900 - 1938). During the first tour, I was "oohing and aahing" at everything - I love older homes. But I was told by the agent that there was a temporary joist (it is a wooden post - looks as if you took a telephone poll and squared off the sides) that would need to be replaced. The cellar, by the way, is tiny and really primitive.  It has a sump pump in place.  The seller has now offered to have a steel post installed in the cellar, to replace the temporary joist.

Then upstairs, I didn't notice the first time around, but the floors in the kitchen and dining room are unlevel - very "hilly" (for want of a better description.  Loving the house, I could even overlook that but...of course, if I ever needed to sell the house, I don't know that another buyer would, and would offer a very low price.  I also must add that I'm alone with my grown kids, who won't be living with me forever.  So I don't have the benefit of a handyman husband to take care of these things. I will have to hire someone.  

My multi-part question is this:
a)  Do you feel that replacing that joist will do damage to the house, as in cracked walls or worse?
b)  Do you think that the wavy floors were caused by the joist problem?
c)  Do  you think the floor problem can be remedied, and will that be costly?

The rest of the house/property is wonderful, although I think a non weight bearing wall would have to be removed on the upstairs floor, as there are four pokey bedrooms and we are three people.  I was told that this particular wall was not original - it was added, so that shouldn't be a problem.   

I really appreciate any thoughts or information you can give me, Richard.  Thanks!  - Kim

Answer
Hi Kimberly - thanks for your question!

FYI, a "joist" is a horizontal member and a "post" is a vertical member - what you've got is a wood post that might be replace by a steel post.

But let's get to your question!  Even though the house is somewhere around 100 years old, that's really too young to have floors as bad as you've described and not raise serious questions about the structure.

It's impossible to say what might happen if the post is replaced without seeing it, but generally, there are two ways of dealing with sagging floors/walls, etc.  The first is to stabilize the structure as it sits - in other words, don't try to straighten it, just stop any movement.  The second is trying to straighten things up.

Straightening the structure is the best long-term solution but is the most expensive by far.  You'd be essentially rebuilding the house.  Stabilizing makes much more sense - you'll have to get used to the wavy floors - and will cost far less.  But simply replacing the wood post with steel may not help, as that may not be the problem!

There's only one way to be sure, and that's to hire a professional to check it out.  I'd suggest you find a structural engineer or residential architect to help you.  You can find architects at www.aia.org and engineers at www.ncsea.org.  You might also ask around your area, check with Realtors, contractors, etc. for references.

If I may, I'd like to make one more suggestion.  When purchasing real estate, it's very important to think with your head and not just your heart.  You mentioned twice that you're in love with the house - that's wonderful, but can lead you to making a very poor buying decision.  It sounds to me as if you're in way over your head, and could end up with a real problem on your hands.  Houses like this are for people with building skills and lots of ready cash - they often end up as heartaches and bank account drains!  Make an honest list of PROs and CONs about the house and evaluate the house as if it were a cold, hard business decision.  You might save yourself a lot of pain.

Either way, rent "The Money Pit" with Tom Hanks and Shelly Long before you dive into this project!

Hope this helps!

Richard Taylor, AIA
Richard Taylor Architects, LLC
www.rtastudio.com
www.betterhouseplans.blogspot.com