How much to restump a house: overview
House stumps are a part of the building’s foundation which serve as a subfloor and support the house. House stumps are commonly made from wood – especially in previous decades – but other common stumping materials include stronger foundations such as steel and concreate. Timber stumping will require the most maintenance and should be updated between 15-50 years. This is because timber is more susceptible to water, soil conditions, and pests such as termites.
Restumping a house is crucial to ensure the safety of its occupants. Replacing damaged stumps will keep the structural integrity of your house intact and fortify the house for many years to come. Restumping brings peace of mind and the process can expose problems that previously were difficult to diagnose (such as termite damage) which may have threatened the safety of the home. Restumping can also present you with the opportunity to choose a different material such as galvanized steel, which will protect the home against dry rot.
A lesser known benefit of house restumping is that it can make the addition of extra rooms possible. Restumping a home will give you the support and opportunity necessary to install extensions on the house.
Putting a house on stumps can also protect the home from flood damage by raising the overall height. House lifting is a great way to futureproof a home against the ever increasing flooding levels.
Furthermore, a recent restump will increase the resale value of the home. Buyers are rarely interested in buying a house that needs restumping, unless they intend to flip it. Restumping the house yourself before it goes to market will significantly increase the profit that you make from the sale.
How much does restumping cost across Australia?
House restumping costs are fairly standard in each state and will not vary between major cities like Sydney, Melbourne or Brisbane. They may be slightly cheaper for those living in Geelong and Perth. House levelling is often a side goal of restumping and will be included in the overall price.
If cost is a major concern, there are a few ways you can minimize the overall cost of restumping your house. There are many videos online that will try to tell you how to restump a house at home. However, DIY is a very risky process and is definitely not recommended.
A slight mistake while installing adjustable or typical house stumps could have catastrophic effects not only for the structural integrity of the house but the safety of the people living in it. To find the cheapest restumping option, a good strategy is to search “house restumping contractors near me” and ask for a quote/compare prices.
Bear in mind that cutting costs, while helpful, should not be the main focus of a restumping job. If you are pinching pennies to the point where the quality of the job is in jeopardy, it is better to hold off on the project and save more. Restumping is not an area where you want to sacrifice quality or durability in favour of a cheaper price tag. It might be worth checking, is restumping covered by insurance that you have? This will vary depending on your policy commitments, but it could save you a lot of money.
Cost to raise a house: How long will it take to restump a house?
Restumping a house is a fairly fast project considering how important it is. On average, it will take around five days to restump an average home with minimal damage. This does vary by state. In Queensland, a full restumping project will take between seven and nine days. The duration is dependent on the size of the house and the efficiency of your chosen contractors.
Factors affecting price: techniques and considerations for restumping a home
The number one factor that will influence your restumping cost is the material that you select for your new stumps. Timber house stumps are generally the cheapest, but you should keep in mind that there will be additional costs of sealing and proofing your stumps to make them fit for use. Besser blocks (AKA cinder blocks) can be used to form concrete blocks, the second most expensive material for stumps (ranging from $5-17 depending on the dimensions). Steel stumps are the most expensive choice, with the steel stumps price ranging from $35-$62. However, they are also the most sturdy and durable.
3. Size of the property
This is another huge factor in determining the overall cost of your restumping project. The size of your house will determine the necessary number of stumps, as well as the suitable materials. Beyond this, the height and size of the stumps will be influenced by the height/size of your property. Larger properties with more stumps required will obviously have a much higher price tag.
Some states require permits before restumping can commence, which may impact the overall cost. House stump regulations Vic mandate the use of sole plates. Some contractors will take on the role of contacting the council (or other relevant parties) to obtain the necessary permits. If not, the responsibility falls on you as the homeowner to ensure the project is above board. You can find the necessary information for state permits on the relevant government websites such as NSW and WA.