Softwood for Sole Plate Replacement?

[Cubist]

Given that at this stage you are only considering purchasing the property you are in a position where, should you consider proceeding, you might be wise to have the vendor confirm the species of timber comprising the frame and sole plate - he/she should know or may be able to share documentation that confirms this. Also, is it your intention to negotiate some kind of discount of the sale price or require the vendor to get the work done ahead of contract?

More importantly to my mind though is that sole plates can be very, very expensive to replace depending on the final extent of the damage and how much of the plate - and importantly, any collateral damage caused to the joints of any connecting posts/timbers (particularly corner posts). As others have pointed out there is a world of difference between old and modern softwoods - not least in terms of their point load bearing capacities. Careful consideration of the point loads - including snow load - transmitted to the repaired section from the structure above to ensure that the repair is capable of supporting that final weight without crushing is vital.

I would strongly underline @Kearn s suggestion that you employ a reputable timber frame specialist to assess the building and all elements of the frame before going to contract.

 

[skierhughes]

I forgot I haven't fitted all of the windows yet, so it was easy to find and take a picture, so here is one of a window and one of an off-cut with an offcut off a new gate post I'd just cut.

 

[Toolmaker25]

Given that at this stage you are only considering purchasing the property you are in a position where, should you consider proceeding, you might be wise to have the vendor confirm the species of timber comprising the frame and sole plate - he/she should know or may be able to share documentation that confirms this. Also, is it your intention to negotiate some kind of discount of the sale price or require the vendor to get the work done ahead of contract?

More importantly to my mind though is that sole plates can be very, very expensive to replace depending on the final extent of the damage and how much of the plate - and importantly, any collateral damage caused to the joints of any connecting posts/timbers (particularly corner posts). As others have pointed out there is a world of difference between old and modern softwoods - not least in terms of their point load bearing capacities. Careful consideration of the point loads - including snow load - transmitted to the repaired section from the structure above to ensure that the repair is capable of supporting that final weight without crushing is vital.

I would strongly underline @Kearn s suggestion that you employ a reputable timber frame specialist to assess the building and all elements of the frame before going to contract.

Thanks for that detailed response. Yes we’ve negotiated a way forward.
I’ve been engaging with several firms of varying capability.

It’s clear who is more capable than who simply by discussing basic details of works.

As with contractors of any job I have whether at work or home or for the car, I always quiz them to separate the wheat from the chaff.

The better contractors who offered budget costs have all come back in the same region. They have used rough size/ area and oak for budgeting.

But! One other major point, which may deserve its own thread. Is the use of damp proof courses/ membranes. Everyone I spoke to has their own method. And one particular chap who has the dedicated timber framer in a gang or heritage contractors said it really does depend on the plynth material, ground levels and a wouldn’t put his finger on any thing until he visited. (He’s definitely on the shortlist.)

One last question is that as I spoke to a whole range of firms. Some are one man bands, some are sub contractors, some work in a small gang of different disciplines and some are turnkey in-house firms.

What type of firm is best? My guess is the turnkey firm as communication is through one channel and each discipline is under the same roof. I’m guessing they are more expensive. But can anyone shed some light or experiences?