Anybody know anything about hardwood floors?

[grace0418]

We live in a 1200 sq ft duplex condo and are planning on selling in 2006. The building was built in 1925 but when it was converted to condos it was pretty well gutted. Our upper floor, however still has original hardwood floors in three rooms and the hallway. All things considered they're not bad looking but they are extremely squeaky and have some serious soft spots. There are a couple of spots in the kitchen that feel like you could go through the floor if you were to really stomp on it. Luckily they are in areas we don't walk as much but we don't want that to become an issue when we go to sell.

We're trying to decide whether to repair or replace the floors. The repair job would be difficult because the soft spots are not in an area that lies over our lower level. In other words, to get to the floor from underneath would be next to impossible. I've read that a few individual boards can be pulled up, the floor underneath repaired, then the boards can be replaced. I don't know how much this might cost. Is it easier/more cost effective to simply replace the floors?

Does anyone have any ballpark figures on how much basic hardwood floors might cost in three rooms (+a hallway) totaling about 900 sq ft? I plan to get a few estimates but I would love to have some idea, just so I know I'm not getting totally screwed.

Thanks friends!

[NMDemDist2]

1. take a look here, I'm sure the smart ones will be along in a minute

http://www.democraticunderground.com/discuss/duboard.php?az=view_all&address=287x1364

[amerikat]

2. Sounds like the subfloor is weak.

If it's spongy it's probably not the hardwood covering. The squeaking is from boards rubbing together when you walk on them. It could be the hardwood squeaking against other hardwood or it could be the floor rubbing against the structure that it sits on.

Are your neighbors having similar problems?

Edit for spelling.

[grace0418]

3. Yeah, definitely the subfloor is weak in spots.

So I know, no matter what I do, some floorboards are going to have to be pulled up to repair the subfloor below. There's just no good way to reach them otherwise. That's why I started thinking that it may be just as cost effective to completely replace the floors.

Yes, my neighbors have problems too. It makes sense, given the age of the building. Though I have a feeling our floors were particularly vulnerable because, until the condo conversion, our unit was directely above an unheated basement. Chicago's wide temperature fluctuations over the course of a year probably made things worse for our unit.

[Warpy]

5. That was my guess, too

You'll need to pull up a floor that feels that mushy and find out what's under it. A structural engineer would not give your condo a pass with what you described, and you can't even install laminate over that much of a structural problem.

The best case scenario is that you'll have to patch the subfloor. The worst is that something nasty is going on with the joists underneath it. You'll have to pull up that part of the floor to find out, though.

Do ask your neighbors about similar problems if you find something nasty going on with those joists. If the condos were sold with structural problems like that, you may have grounds for legal action.

Good luck!

[grace0418]

6. Thanks!

I knew my friends at DU would have sound advice. :hi:

[Kingshakabobo]

4. If you have the floors refinished......

they should be able to pull up the individual planks and install additional supports or "sleepers" (usually 2x4s run cross-way) beneath them.

If you have individual boards that are loose or springy it's probably due to the tongue and groove separating and lack of support beneath that individual plank. I have the same problem in my Wrigley-ville condo and it seems to manifest itself at the point where two boards butt end-to-end.

The only way you will fix the squeaks is to replace the whole floor. Funny, I've been in my place for 7 years and I don't "hear" the squeaks anymore. They used to drive me nuts. I guess it's like Joliet Jake said about the EL- "so often you don't even notice."

A new floor will be way more expensive than a repair and refinish and probably not worth the investment if you plan on selling soon. Just a guess but it will probably cost 3 to 5K-ish. Probably closer to 5k.

I wish I could find the guy that did my unit repair and refinish 6 years ago. He used old recycled wood for the repairs so the new red oak didn't stick out like a sore thumb against the 100 year old wood. Ask your re-finisher if they have any old stock to match.

These are the "extra charges" from the guy that just did our association hallway refinishing:

PS: EXTRA CARGES - FOR EXTRA REPAIRS $10.00! BOARd foot OR $50.00! for TREADS
- FOR NEW OAK TRIM - CORNER ROUND $2.00/LFT
- SHOE BASE $1.50! LET

[grace0418]

7. Yeah, I don't hear the squeaks anymore either.

But I know they'll be a problem. More importantly, I don't want someone to buy the place, then come to me with a complaint about the floor having soft spots. I don't want to screw anybody.

Anyway, thanks for the awesome advice. You're the best! :hi: