Restumping a house, which might also be known as reblocking, includes the process of replacing the stumps on a home that have settled or shifted within the ground. This might be because of soil movement, termite damage and infestations, or simple decay. Plenty of older homes are built with timber stumps, which were probably cheap at the time but are prone to breaking down in the future, leaving us with the unfortunate job of restumping.
Just the idea of restumping a house sounds tricky, so it’s not uncommon for people to wonder how much this task might cost them. Today we’re looking at everything you need to know about reblocking in Australia, so keep reading to learn more!
Table of Contents
What are the different factors that influence the price of restumping a house?
Size of the House
As you might expect, larger homes require more stumps and therefore more labour, increasing the cost of restumping the entire building. Similarly, if you have a smaller home that needs restumping, you might be able to enjoy a cheaper price than you were expecting.
Number of Stumps
The number of stumps you need to reblock your entire house will affect the price, as you’ll need to pay for the materials themselves, the labour costs involved, and delivery. Building codes will also specify the spacing requirements of your new stumps, so it’s worth checking these out to get an idea of how many you’ll need for the job.
Material of the Stumps
The materials of your stumps will also impact how much you need to pay for them, as some materials have more costs involved than others. Here are the most common options:
- Timber stumps:
Timber tends to be the more affordable option when it comes to restumping, but it may degrade faster and therefore need replacing sooner, too. You should factor in the cost of replacement when considering the lower upfront cost.
- Concrete Stumps:
Concrete stumps are more durable and therefore more commonly seen in modern homes, but they’re also more expensive and can often be harder to remove should they need replacing in the future.
- Galvanized Steel Stumps:
Another alternative is galvanised steel stumps, which are often considered a premium option thanks to their excellent durability; they’re often used in areas prone to flooding or termite damage.
Access to the Site
Many people don’t consider the access to their site a factor when planning to restump their houses, but it can actually add quite a bit to the total bill. This is because your contractor will need to access underneath your home to get to the stumps, and the harder this is for them, the longer it will take. If you know that your home has low clearance or tight spaces beneath it, you might need to consider the possibility of extra costs due to a lack of access.
Condition of the House and Soil
The condition of your home will also affect how much you’re likely to pay for restumping. However, this includes much more than just structural integrity – it also includes things like soil type, existing stump holes and their conditions, and more. If you know your home is not in the best structural condition, you might have to consider a bigger budget for your new stumps.
Leveling Requirements
You might need to have your home levelled after restumping, especially if the stumps are a different size to the old ones because of significant damage. If levelling is recommended by your contractor, this will add extra labour costs onto your budget, as well as pushing your end date back further.
What is the average price of Restumping in Australia?
The size of your home is one of the biggest contributing factors to the cost of restumping. While most contractors work on a house-to-house basis, here are a few of the typical costs you can expect for restumping:
- Small Homes: The typical price for restumping a small house is between $10,000 to $20,000, depending on the type of stump material you choose and how many stumps are needed
- Medium to Large Homes: For houses on a larger scale, you might be looking at higher costs between $20,000 and $40,000, including materials, labour, access, and more
- Cost by Material: Timber is the cheapest stump material by far, but it’s also more likely to need replacing in the future. Concrete and galvanised steel are much longer lasting, so the higher upfront cost can actually save you money in the long run
It’s worth noting that the prices of restumping a house will depend heavily on where you live. For example, contractors in Queensland might charge more than those in Victoria due to difficulties in shipping and obtaining the stumps. The best way to make a decision on how you want to restump your house is by contacting local contractors and comparing the prices they offer for your specific measurements.
Do you need council approval and building permits to restump a house?
Yes, restumping a house requires a permit and approval in every part of Australia. This is because you’re modifying the structural integrity of the house, which can be dangerous to you and those around you if not done correctly.
The price of your council approval will depend on a number of things, such as how severe the work will need to be, how much your contractor is charging you, and how long the work may take.
Some people might wonder if waiting for building permission is really worth it, but if you’re caught mid-works without a building permit by the council, they have grounds to fine you on the spot or even take legal action. It’s never worth the risk!
Are there any additional costs to consider?
When restumping a house, there are several additional costs that you might run into, including:
Raising the Home
Small spaces underneath your house can greatly affect the access to the stumps. Some contractors will offer to raise the house for you so you can save on access fines in the future, so your initial investment can help save money in the future.
Repairs to Floors or Walls
When restumping, it’s possible that your floors and walls will get damaged. This is just unfortunate collateral damage when working on the structure of your home, so you might need to pay extra to fix cracks in the walls or relevel the floors.
Replacing Termite-Damaged Stumps
If you’re restumping because of termite damage, you might want to call pest control to make sure you’re not going to have a similar problem in a few months or years. Some contractors might also not work while you still have a termite infestation, so you might incur costs for both pest control and pushing back your work.
How to Choose the Right Contractor for Restumping?
When deciding to begin restumping your house, there are several factors to consider before settling on the right contractor for you. Many contractors may be able to restump a house, but that doesn’t mean that they’re all the right choice for you. Here are a few things to consider before entering into an agreement with a contractor:
- Check their history and previous customer testimonials to make sure their work is up to the quality you’re expecting
- Make sure they have the correct experience with restumping and using the material of your choice
- Request a lot of quotes from the best contractors in your area to see who’s offering the best deal
- Ask about availability, as you don’t want to be waiting for months when another contractor could fit you in much sooner!
Our Tips for Reducing Restumping Costs
There’s no way around it – most people will find restumping their house to be expensive. However, here are some of our tips to keep costs low:
- Choose the right material for you: Do you want smaller upfront costs with the risk of replacing prematurely, or are you willing to spend more on something built to last? Galvanised steel is more expensive straight away, but the lack of maintenance costs can actually make it cheaper in the long run.
- Shop around: There’s no need to panic choose a contractor and pay more than market average – do your research and see if you can find the best deal before settling.
- Do as much of the work yourself: Okay, so there might not be a ton you can do for yourself when restumping your house, but why not give some of the easier jobs a go? Things like pest control and having the stumps delivered to your address might reduce costs, letting you enjoy a smaller bill.
Want free advice on restumping a home? Talk with an experienced building broker for free
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