5:21 AM 01/18/2013
Surely this is a common question, but forigve me, I'm a beginner.
I'm looking at a 2-story two-family house, 20 ft wide, semi-attached brick construction and as expected, it slants in a bit toward the inner-side of the stair case, making the floors unlevel throughout. This is not really a restoration issue - it's a 1930 Astoria 2-family and I'd be looking to convert to use as one family without preserving existing details, since they're really not notable. I'd plan to replace the staircase completely and put in new flooring. Slanted floors drive me crazy! I don't think I've seen a row house in all of NYC with level floors though. Can this problem be readily fixed with the kind of reconstruction I'm talking about? I'd go down the sub-floor or joists if needed, and I'd be looking to move walls on both first and second floor, so new joists to support the entire width might be in order. The basement has the proper poles, which are not original to the house, so it should hold up going forward.
Thanks in advance.
When a floor slants as you describe, downward near the middle of the house or thereabouts, its usually an issue with the support of the main beam that runs through the middle of the joists in the basement. Plus, tou mention that the posts that support it are not original. They most likely have improper or no poured footings. The center beam can be jacked up, levelling the floors and the correct posts put in
6:50 AM 01/18/2013 | 0 Votes
Yes, you can level the floors and it will involve everything you're describing: Opening everything up, putting in new steel beams and maybe some joists, etc. This should be done first before any other renovation. (Also, just FYI, if you're getting the 1930 date of the house from the City, it could be off by decades.)
9:01 AM 01/18/2013 | 0 Votes
Thanks - this is all helpful info. Anyone know the ballpark estimate of demo and reconstruction of the floors of two 1200 sqft levels (not including the finish flooring)?
7:22 PM 01/18/2013 | 0 Votes
All of our gut renovations include leveling the floors. We either remove the old joists and install new steel or composite wood joists (LVLs). Or we sister to the old joists. For two floors you are looking at around $20K not including the finished floor. Or engineering fees, etc. etc.
7:36 AM 01/19/2013 | 0 Votes