Have you spotted some sagging or uneven floors in your home lately? Or perhaps, the floors in your home are sloping in one direction? These are signs that your house might require new stumps. Curious about the cost of restumping a house? Here is everything you need to know.
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What is restumping?
Restumping is also known as reblocking, and it involves resetting or replacing existing stumps that hold up a house.
This usually occurs when old stumps that support a house have sunken due to the movement of the soil. In other cases, it is usually because the wooden stumps have rotted due to the moisture in the soil.
A restumping job can be classified into full restumping or partial restumping.
A full restumping is when all old stumps are replaced and a partial restumping only replaces the damaged stumps.
More often than not, replacing these damaged stumps is a huge task. If it is not handled properly and with the appropriate processes, it could endanger both you and your entire house.
Some may ask about the consequences of not restumping a house (especially if there is a need to).
Simply put it, if the house stumps were to be left untreated, this will greatly affect the structural integrity of your house and it may lead to partial or total structural damage.
When should you restump a house?
So… then comes the question of when. How do we know when it is time to embark on a restumping project?
Here is a list of signs you should look out for in your house in order to determine if a restumping job is needed. If you find yourself in any of these situations, you might want to consider changing your house stumps.
Keep a look out for:
- uneven or sunken floor boards
- continuous cracking in your interior walls
- your door frames or windows not functioning properly
- exterior cracking on brickwork
- floors that feel ‘bouncy’ and ‘soft’ when you walk on it
Major renovations
In the event that you are planning to perform major renovations on an older home, it is advised that you do a house restumping.
Structural amendments add further strain onto the structure and foundation of your home so it is very important that you ensure the house stumps that support the house are sturdy.
At the end of the day, all houses are different. The deterioration of the stumps vary depending on the soil conditions the house is built on.
So, it is important that you constantly check on your stumps and on any visible changes in your home.
How do I check on my stumps?
It is possible to manually give your existing stumps a check before deciding if a house restumping is needed.
According to BUILD, to check on the condition of your stumps, you will need to dig down around 10cm next to the stump and scratch on the base.
If the wood gives in easily, it is a good indicator that it is damaged. You will then need to replace it before it starts to crumble and drop, leading to the collapse of your house.
Keep an eye on water marks
One more thing you can take note of would be the water mark on your stumps. If there is a high water mark, it means that water has been absorbed deep into the wood and may cause it to rot.
If you have done these checks and noticed that about a third of your house stumps are damaged, it is high time you think about contacting your local house restumping contractors.
What does the restumping process involve?
The restumping process generally involves switching out deteriorated timber stumps for concrete stumps, galvanised steel stumps or rot-resistant timber stumps.
Timber stumps typically deteriorate as a result of turning rotten from the moisture of the soil or because of termite damage.
So, where do we start?
Step 1: Assess
You will need to get your house stumps professionally assessed preferably by house restumping contractors. When assessing your stumps, they are able to identify how many stumps are damaged and which ones require replacing.
These contractors will be conducting inspections on which stumps are decaying and the movement of the stumps themselves. They will also use a level to evaluate how even your floors are.
Step 2: Removal
Your house will then be gradually jacked up to remove the number of stumps that have been damaged and need replacing.
The existing stump holes will then be reused if they are in good condition. Alternatively, if they are not deep enough, further digging will be carried out.
If none of the existing stump holes are able to be reused, they are removed and replaced altogether.
Step 3: Installation
The new stumps will then be repositioned and the contractors will ensure that the house is level. The house will then be lowered onto the new stumps and secured.
What kind of stumps will be best for the restumping process?
The common type of stump material that is used for restumping in recent times would be concrete stumps and galvanised steel stumps.
They are much preferred as compared to the regular ones made out of timber. This is due to the susceptibility of these materials to damage.
Steel and concrete do not warp over time, are immune to termites and will not rot – making them a much better alternative than wood.
What are the house restumping costs?
Since we have covered all you need to know about restumping, let’s get into the cost of restumping a house.
Restumping is a rather big and laborious job to undertake hence it can be quite costly.
According to Level Master, the usual cost to restump is around $500-$700 per stump.
Fully restumping an average-sized home that has approximately one to three bedrooms would cost homeowners around $10,000 to $25,000. This price could increase depending on the specifics of the job.
For easy reference, here are some rough estimates of the restumping costs across a few states in Australia:
In VIC
The average cost in Victoria is between $5,000 and $25,000 according to Empire Foundations.
In NSW
The average restumping costs in New South Wales is between $4,000 and $15,000 according to D.J. Baker and Son.
What factors affect the house restumping cost?
As mentioned previously, the restumping cost might differ due to the specifics of the job done. There are a few factors that will affect the cost and they are as follows:
The number of stumps
When quoting prices to you, contractors usually base it on the number of stumps that will be replaced. The more stumps you replace, the more costly the bill.
The stump material used
The cost is also greatly influenced by the material of the stump used. Timber house stumps are typically the cheapest option. However, additional costs will be incurred as you need to seal and proof your timber stumps so that they are fit for use.
The second most expensive material is concrete and the most costly material is galvanised steel. According to Architecture & Design, it costs around $35-62 for steel stumps.
You are paying extra for the durability and the sturdiness of the steel so it is something you can consider.
Soil condition
If your house is built on land that has poor soil conditions, this may result in a higher cost as more work needs to be done.
Existing foundations and stump holes
If your existing foundations and stump holes are in good condition and can be reused, this will save you money and time. Hence, the cost will be much lesser.
Liked learning about the cost of restumping a house?
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