Floor replacement - idea of costs?

[Wiz]

We're looking at a nice old place as a potential rental, however on crawling around undernath it today it shows a large amount of rot in the floor - it's a single story, 1930's place. Having only been able to see part of it, worst case will be an entire re-floor (100 square metres) and best case a partial refloor (say 25 squares down the Eastern side). This would include joists & floor boards. It sits well on a ring foundation which is intact, and the rest of it is in good shape - new roof, rewired etc.

Any ideas on what sort of costs this would entail? We're close to offer and I want to take this into account when we put it forward.

Or should we run, run, run away as fast as we can!

Assistance & pointers appreciated, especially if you've done something liek this before.

[TheLiberalLeft]

Totally depends on the floor type. Particle board, ancient swamp kauri, or something in between?

[Reno Man]

1930s so will be wood flooring?

[Wiz]

Reno man's onto it - it's all wood. Some nice solid Rimu joists, but some are so stuffed a screwdriver went straight through. The wife's gut (always reliable!) tells her it's just 1/4 to 1/3 of the floor area but I'm not so sure. My concern is if it's rotted the bearers, joists & floorboards, then how far up the stud walls has it gone?

Thoughts?

[Reno Man]

You can match them - have them made and use existing to complete certain rooms if you wnat - did you get a building inspection ? I would if your keen to buy it and make sure its detailed! Wheres the property ?

[Wiz]

Any offer made would be subject to builders report etc, it's just where do we pitch the offer in the first place. Deadline sale this Friday limits time. Is in Chch.

Builder has recommended we price $300 per square m for floor, and an additional $100 per linear meter for the stud. Across the house that's worst case of $34,000. Serious money in anyone's book, so serious risk.

If it comes right though, could gain up to 100k on revaluation so depends how risky we want to take it.... hmmm....

[Nice]

You might want to consider why it is so stuffed just in that area too ? Is there added moisture, leaking bathroom or something above it ? Is the whole house damp ?

[Wiz]

Nice - I took a 'man wot knows' along to have a look yesterday and he's diagnosed rising damp. He said it's salvagable but will be a big job. We've priced accordingly and so let's see how it goes.