Notched or damaged floor joist (solive): what it is, how serious, what it costs

Joists are the wooden members set on edge, side by side, that carry the floor. They rest on the walls and on the basement beam. In newer houses, they are often factory-made I-joists.

In an unfinished basement, you see them on the ceiling. A French report says « solives », with words like « entaillées » (notched), « percées » (drilled), « endommagées par l’eau » (water damaged), or « non visibles » when a finished ceiling hides them.

A joist gets its strength from its depth. A notch in its bottom edge, especially near the middle, or a hole that is too big or too close to the edge for a pipe, duct or wire, takes away much of that strength. The floor above can then sag or crack. Water from an old leak can also rot the wood.

I place it by what the report says: “Fix first” when the inspector sees notched, drilled or weakened joists, “To check” when the framing is hidden by a finished ceiling and the inspector cannot comment on it.

Reinforcing a notched joist by fastening a new piece alongside it (sistering): $300 to $700, or $900 to $2,200 for several joists in one area. Replacing a rotten or broken section of joist: $1,000 to $2,500.

When several joists are affected or the floor sags, an engineer decides on the fix. Their assessment: $700 to $2,200.

These are ballpark figures for Quebec, to be confirmed with quotes.

1. How many joists are notched or drilled, and where along their length?
2. Does the floor above sag, bounce or show cracks?
3. Are there water marks or rot on those joists?

Does your report mention floor joists? Upload it: in five minutes, I tell you what comes first, what to have checked and what to ask the seller.

Most often to run a pipe, a heating duct or a wire during renovations. The size and position of holes are regulated; a notch cut without regard to that weakens the framing.

A carpenter for simple sistering. When several joists are affected, ask an engineer first.