Sub-Floor Piers, Ventilation and Flooring

Hi all,

We are about to do some renovations to a new property we bought, just wanted to ask the community regarding estimated quotes and starting points, anything you might think is useful as we are first-timers to this.

- Sub-floors: existing foundation piers are of timber construction and we are looking to replace with concrete piers for better durability and lower the risk of termites. I researched online and it seems a matter of pouring concrete over and around the existing timber piers?

- Sub-floors: better ventilation is required, as the sub-floor area is damp and has poor ventilation. Assuming we can install some metal grills or openings? Can the same people do the piers and ventilation?

- Flooring: need to install timber flooring upstairs + carpet removal, probably around 130sqm total. Going with hardwood (but what is most durable? Blackbutt? Tasmanian Oak?) have been quoted ~$110sqm for materials + labour + $3sqm for existing carpet removal

Any advice greatly appreciated

 

Should add property based in St george area of Sydney South and is a 5/3/2

 

I researched online and it seems a matter of pouring concrete over and around the existing timber piers?

That sound incredibly illogical. Timber could still get termites and you will never see it and sounds messy and costly and would lack any reinforcing steel. The new concrete wouldnt be taking any load until the timber deteriorates. It could rot and leave a hidden defect with hollow piers. I would imagine that the house should have new piers installed adjacent ie uni-piers. These were used for the houses on this years block. The old piers may even need to be removed.

https://www.unipier.com.au/files/Uni-Pier-STH-Brochure.pdf

 

Hi Antw

In Victoria, we call these ‘stumps’.

You don’t pour concrete around old wooden stumps to replace them. Rather, you replace the timber stumps with concrete ones - and top with metal ‘ant caps’ (like a tin plate).

Note: Concrete stumps don’t stop termites, though termites can’t eat a tunnel inside and use it as a secret path into a house (when there are no ant caps).

Termites are ‘stopped’ by being forced into view on the outside of the stump by having to come under the ant cap and into view. It’s regular inspections that spot the termites and allow an inspector to treat any observed termites.

Timber stumps do rot eventually so concrete lasts longer and that is one advantage.

Would love to see the link to the site you got the advice from about pouring concrete over and around around timber stumps to replace...

 

So you got the house in the end So the fun begins...

In NSW concrete piers arent common, brick stumps are more common. When building, stick with common skills and material and it'll be cheaper. You could get someone to build them next to your old piers. Unipiers are also a good system, for new piers. A bit more effort but more industrial.

It's also not common for stumps (in NSW at least) to be timber... usually the joists are timber, which go over the stumps which are brick... you should confirm what you have and whether your issue is with stumps or joists or both.

If its joists you would normally join a new timber joist next to it.

Pretty every building report I've seen says this, but it wouldn't harm to cut the mortar and take out one brick (around 3 courses up) and replace it with a vent. Any handyman or brickie could do it.
Builders Edge 270 x 125mm Galvanised Flat Faced Brick Vent
If your house is hundred years old the mortar would probably be soft enough to cut with a hand saw.

Doesn't seem bad. If this is 19mm solid hardwood the materials excluding delivery is probably $90 per sqm once you excluding wastage. Just check if it includes finishing. Solid hardwood is unfinished, you still need to sand and polish which could cost $30 per sqm. My guess is you have pine flooring on the bottom floor which you could probably sand and polish at the same time?