How much does restumping a house cost?

What is restumping a house?

Restumping, also known as reblocking, is when the existing stumps under a house are replaced with new ones. A house stump, also known as a pier or post, provides stability to a house, especially for those elevated off the ground.

A house may undergo a full restumping (where all stumps are replaced) or a partial restumping (if some of the stumps are still in good condition). Restumping will commonly involve replacing deteriorated timber stumps—for example, those that have rotted or suffered termite damage—with concrete, galvanised steel or rot-resistant timber stumps.

Restumping can be an important home improvement, because stumps support the structure of the house they sit under. According to building inspection company Housepect, if left untreated, defective stumps can lead to structural damage and potentially result in the house totally or partially collapsing.

What does restumping a house involve?

Generally, the process will begin with a professional assessing which stumps need to be replaced. According to restumping provider Australian Reblocking, this often involves inspecting the stumps for decay, as well using a level to see how even the floor is.

Before starting work, the soil underneath your house should typically also be checked. Global Reblocking says an engineer should assess how deep the stumps should be, depending on the soil condition. This may help to avoid problems in the future.

The next step is jacking up the house and removing the defective stumps. The remaining stump holes may then be reused, or further digging may be required if they aren’t deep enough.

Next, the new stumps will be positioned, ensuring the house will sit level. Once these have all been installed, the house will then be lowered onto the new stumps and secured.

How much does restumping a house cost?

According to the tradie listings website hipages restumping a house could cost anywhere between $5,000 and $20,000. Adjustable house stump supplier, LevelMaster, suggests a usual price range of $500-$700 per stump. Building inspection company Action Property Inspections offers an estimate on the higher end of the scale, saying that the cost of restumping a typical home in Brisbane could be between $10,000 to $30,000—depending on the number of stumps that need replacing.

What factors can impact the cost of restumping a house?

In addition to cost fluctuations caused by supply chain issues and labour market forces, the factors that may impact the end cost of a restumping job can include:

• Number of stumps being replaced: LevelMaster and hipages both suggest that the average price per stump is between $500 and $700.

• Stump material: Galvanised steel stumps are generally the most expensive option, according to hipages. However, these are low maintenance and will typically last for a long time. On the other hand, timber stumps are the cheapest option (cheaper than concrete stumps) but they usually won’t last as long.

• Space underneath your house: The lower your house is to the ground, the more difficult it could be for builders to access the stumps underneath it. LevelMaster suggests that in some cases workers may need to excavate or lift the floor boards in order to restump the house, which can add to the overall cost.

• Soil condition: Poor or unstable soil conditions can also make the restumping process more extensive and as a result, expensive.

• Existing foundations: If the existing foundations can be reused, this may cut down on time and costs.

• Existing stump holes: Similarly, if the existing stump holes are reusable, this can also save time and money, as it could mean less digging work is required.

What are the finance options for restumping a house?

Before committing to restump your home, thinking about the most suitable way to pay for your renovation is an essential step.

Depending on your situation, your options could include:

• Paying out of your own pocket—using your savings or a mortgage offset account or redraw facility (if you have one on your home loan)

• Refinancing your home loan to a larger amount that can cover the cost of the restumping

• Starting a line of credit loan through your home loan

• Applying for a new loan—you may be able to use a personal loan or a construction loan, depending on your personal circumstances and the cost and scope of the work required.

Your credit score can have an impact on the interest rates you are offered on certain loan products. You can check your credit score for free with Canstar or via the Canstar App.

It’s also a good idea to ask a lender for a copy of relevant documentation, such as the Product Disclosure Statement (PDS) and Target Market Determination (TMD), as part of considering your financing options.

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How do I know if my house needs restumping?

In addition to visibly rotting or otherwise deteriorated stumps, some common signs that your house may need restumping are:

• Doors and windows sticking or not opening and closing properly

• The floor sloping in one direction

• Sagging or uneven floors

• Cracking interior and exterior walls

• Floors that feel spongy or bouncy underfoot

How long does it take to restump a house?

How long restumping takes will depend on a number of factors, including whether you are completely or partially restumping your home. According to Queensland House Restumping, a full home restumping project takes on average seven to nine days, depending on the size of the house. If only a few stumps are being replaced, it will take approximately one to three days. If existing palings or batons require fitting or if any conduit or taps require re-fitting, this service may also be offered by professionals.

As mentioned above, market constraints could mean it will take longer than usual for your builder to source the materials and labour needed for the job.

How to choose a restumping contractor in Australia?

Due to restumping being an important renovation job, it’s often worth taking the time when selecting the contractor who will do the work. Reading reviews, asking questions and requesting quotes from different contractors can be a good way to help narrow down your search. A contractor’s experience, reputation, insurance coverage (if they carry a policy) and price are also worth considering. As with any renovation work, the cheapest quote won’t always deliver the best result, especially when it comes to ensuring your home’s foundations are solid.

Cover image source: Alex Cimbal/Shutterstock.com