How much does house restumping cost?

How much does restumping cost? Typically, you can expect restumping a house to cost anywhere between $10,000 and $30,000, or more. Restumping cost per stump is usually about $500 to $700 each, but there are other factors to consider when getting quotes for you home.

In this guide to house restumping, we explore:

• What is restumping a house?
• Factors that affect house restumping cost
• How much to restump a house?
• How long does it take for a house to settle after restumping?
• Getting a house restumping quote, and more.

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What is restumping a house?

Restumping a house, also known as reblocking, is a process where the stumps (or foundation supports) of a house are replaced or reset. This is commonly done in houses that are built on stumps rather than on a concrete slab.

Over time, stumps can deteriorate due to various factors such as soil movement, moisture, or termites. When the stumps weaken, it can cause the house to become unstable, leading to uneven floors, cracks in walls, and doors or windows that don’t close properly.

The house restumping process typically involves:

• Checking the condition of the existing stumps and determining which need to be replaced.
• Lifting the house slightly using jacks to remove the weight from the stumps.
• Removing the old stumps and replacing them with new ones, often made of more durable materials such as concrete or steel.
• Once the new stumps are in place and securely anchored, the house is carefully lowered back down.
• Ensuring the house is level and making any necessary repairs to the structure or finishes.

Restumping is important for maintaining the structural integrity and safety of a house. When buying a house that needs restumping, it’s a job usually best performed by professional contractors who have the experience and specialised equipment to do the job correctly.

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Signs your home may need restumping

Many houses in Australia are built on wooden stumps. Wooden stumps are strong and capable of supporting the home’s structure for many years, however, they can still degrade over time. When this occurs, the stumps may not provide sufficient support for the house any longer, causing the structure to become unstable.

Here are seven signs that may indicate your home needs restumping:

1. Uneven or sloping floors

One of the most noticeable signs is when the floors in your home become uneven or start to slope. This can be a sign that the stumps are sinking or deteriorating.

2. Cracks in walls

Cracks in the plaster or brickwork, especially around doors and windows, can indicate that the foundation is shifting or settling unevenly.

3. Doors and windows that stick or don’t close properly

If doors and windows become difficult to open or close, it could be due to the house shifting because of unstable stumps.

4. Gaps between walls and floors

Gaps or separation between walls and floors can suggest that the stumps are failing, causing parts of the house to settle differently.

5. Bouncing or spongy floors

Floors that feel bouncy or spongy or sag when walked on may indicate that the stumps are no longer providing adequate support.

6. Visible deterioration of stumps

If you can see the stumps under your house, look for signs of rot, cracking, moisture, or damage. Timber stumps are particularly prone to termite damage and rot.

7. Sagging or dipping in the roofline

A visible dip or sag in the roofline can be a sign that the house is settling unevenly due to damaged stumps.

If you notice any of these signs, it’s important to have your home inspected by a professional to assess the condition of the stumps and determine whether house restumping is necessary.

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Factors that affect the cost of restumping a house

The cost of restumping a house can vary widely based on several factors:

• Number of stumps: The total number of stumps that need to be replaced or repaired directly impacts the cost, as more stumps mean more labour and materials.
• Material of the stumps: The choice of material for the new stumps, whether concrete, steel, or treated timber, significantly affects the cost. Typically, concrete and steel stumps are more costly compared to timber.
• Condition of existing stumps: If the existing stumps are in poor condition and require extensive removal work, this can add to the cost. Adversely, if some stumps are in good condition they may not require replacement, decreasing the overall costs.
• Access and site conditions: Ease of access to the stumps and the overall site conditions, such as soil type and drainage, can affect the complexity of the job and therefore the cost. Hard-to-reach stumps or challenging ground conditions may require more specialised equipment and labour.
• House size and design: Larger homes or homes with complex designs may require more work and materials, increasing the cost.
• Permits and inspections: Local council regulations may require permits and inspections, because restumping is considered a building and construction activity.
• Additional repairs or upgrades: If the restumping process reveals other structural issues, such as damaged beams or floorboards, additional repairs may be necessary.

Want to find a house restumping contractor in Sydney, Melbourne, Brisbane, Perth or Adelaide?

How much does restumping cost?

How much does it cost to restump a house? The cost of house restumping can vary significantly depending on the factors outlined above, including the size of the house, the number of stumps that need replacement, the materials used, and the condition of the existing foundations. On average, homeowners can expect to pay between $10,000 and $30,000 for a standard restumping job.

Restumping cost per stump: Cost per stump can range from $400 to $1,000 or more. This will depend on the material used (timber, concrete, or steel) and the complexity of installation.

We recommend comparing multiple quotes from licensed contractors to get a better understanding of the specific costs for your house.

Get free quotes from a restumping contractor near you:

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How long does it take for a house to settle after restumping?

After restumping or reblocking stumps, it typically takes a few weeks to a few months for a house to fully settle into its new position. The settling time can vary depending on factors such as the size and structure of the house, the type of soil, and weather conditions. Larger homes or those built on clay soils may experience a longer settling period.

During this time, it’s important to monitor the house for any signs of movement, such as cracks in the walls, doors or windows that stick, or uneven floors. If issues arise, consult a professional to ensure the settling process is progressing smoothly. Be sure to address any potential problems immediately.

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Getting house restumping quotes

If you want to know the exact cost of restumping your home, it’s best to get in touch with the professionals and compare multiple quotes. Look for reputable restumping contractors in your area through online searches, directories like Yellow Pages, or recommendations from friends and family. Be sure to check online reviews and ratings to get a good idea of the quality of their services.

To get accurate restumping cost estimates, you’ll need to provide basic information about your home. Include its size, age, and any noticeable issues such as uneven floors or cracks in the walls. Ensure the quote includes a breakdown of costs, such as labour, materials, and any additional services like leveling or repairs.

Be wary of significantly low quotes, as they may indicate lower-quality materials or workmanship. It’s important to check that the contractors are licensed, insured, and have experience with restumping.

Want to find a restumping contractor in Sydney, Melbourne, Brisbane, Perth or Adelaide?

*All prices quoted were sourced at the time this cost guide was written and should only be used as an estimate.