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Hi,
I have a question, we are starting a renovation and have an old double brick house. We are needing to frame a floor for a new bathroom. Our carpenter was starting to do this floor frame but wanted to seek some advice, due to a few things I'm forseeing,
- Existing double brick wall has some dampness down low
- Carpenter proposed to fix the frame to the existing brick wall on one side and a strip footing on the other side
Having a look at other subfloors of family members they have footings, then gal steel flashing, the bearers and then joists.
Wondering what the carpenter is proposing is a good way forward, or if we will run into issues with the dampness.
Could go down the route of concreting internally but also concerned that this will lead to issues with dampness, which is why we were thinking to keep the subfloor open.
Thanks in advanced.
Welcome to the Bunnings Workshop community @RenoAlex. It's terrific to have you join us, and many thanks for your question about framing a floor.
It sounds like you're approaching this renovation thoughtfully, which is great. Given the signs of dampness and the proposed construction method, I’d strongly recommend discussing your plans further with a qualified builder.
If the area is already showing signs of moisture, enclosing it with timber framing and a floor could lead to long-term issues. Timber exposed to a damp environment—especially over time—can deteriorate quickly, potentially compromising the structure and leading to costly repairs down the line.
It’s also worth investigating the source of the dampness and addressing it properly before any framing is completed. That might involve improving exterior drainage, installing proper waterproofing, or assessing whether the existing brickwork has an effective damp-proof course (DPC). If the wall is damp at the height where the timber frame would connect, flashing or another moisture barrier should be installed—but ideally, the moisture shouldn’t be getting that high in the first place.
The fact that you're seeing different subfloor setups elsewhere (like steel flashing and proper clearance) highlights that this kind of work really depends on site-specific conditions. A qualified builder can assess your situation and suggest the right approach based on the state of the existing walls, soil moisture, and ventilation.
Best to get it right the first time rather than face expensive remediation down the track.
Please let me know if you have any questions.
Mitchell
