Repairs: joinery, doors and kitchens

Old staircases probably generate more repair problems than any other internal feature.

In cheaper work the sloping boards running alongside the stairs to support the treads and risers – the strings or stringboards – can be of extremely thin timber. Consequently the housing joints cut to receive the treads and risers of the stairs may have little purchase. If the staircase is fixed to a main wall on one side only, the other side of the stair is subject to significant leverage action which, over time, can lever out the treads and risers from their joints.

This can generate one of the most difficult repairs scenarios: can the stairs be repaired? Or is complete replacement of some or all of the staircase necessary?

Given that much of the housing joint is likely to have worn away with a century or more of use, it is unlikely that the original joint can be reinstated by jacking the stairs back up into position.

Solution 1

Assuming the strings are sound, it is often possible to carry out effective repairs provided they are sympathetically done.

As soon as the stairs start to sag or treads spring, the first recourse of many temporary repairers is to put a few screws through the nosing of the stair into the riser to tighten up the whole construction.

However, this could have consequences for the condition of the nosings, see Problem 7: Nosing defects/flexing across riser.

Solution 2

If the strings are weak, but the staircase can be propped – safely – on its outer edge string, it may be possible to reconstruct a suitable frame including sections of plywood cut into the underside of the housing to brace the joint.

The likelihood is, however, that the expense of making a good job of this detail (and the risk of future movement) means that a whole new flight of stairs needs to be let in.

Solution 3

If that is the case, you may not need to replace the entire staircase – the section could be prefabricated and let into place.

However, this can cause other problems:

• The building owner will not be able to use the upper floor while the works are in progress.
• It can be extremely difficult to physically get a flight of stairs into the building without causing damage to decorations.

The defect often occurs in flats converted from a much larger building. A considerable number of owners might be affected by the access issue and a temporary access might need to be installed or works carried out while some of the building owners are in temporary accommodation. All of this can adversely impact the service charge for other building owners.

COST SEQUENCE - Defective strings to old staircase

1. Provide any temporary support to the staircase as necessary.
2. Break out defective wedges to housing joints under the staircase.
3. Glue and screw new plywood reinforcing plates to underside face of string to provide new/reinforced housing for the wedges. Use plates of 25mm thick ply.
4. Cut new wedges and drive back into new houses when glue has set to the reinforcing plates.
5. Allow for, say, 12 plywood plate repairs and wedge sets.
6. Break out loose missing/defective rubbed blocks to underside internal angle of stair tread and riser. Scrape off and clean away glue residue to leave timber faces in clean condition. Rub in and lightly tack to screw into place new soft wood blocks to internal angle. Use PVA glue. Nominal minimum timber size, say, 30mm square section.

Staircases - defective strings to old staircases - COST £110

Small works pricing

Since the original price estimating in 2008 the economic turmoil of the last few years has caused some disparities in pricing - if you are reviewing these figures in the London area they may look laughable - if you are located in Hull they might still look a bit expensive. Please treat them with caution and of course always consider obtaining more than one quote against which to test prices. Reference to the BCIS or a small works pricing book such as Spons or Laxton's will help assess costs and the hourly labour rates upon which they are based.