Restumping Cost in Melbourne

What You Need to Know

Melbourne is home to many beautiful older houses, but over time, their foundations may require attention. At Restumping Underpinning Experts, we specialize in restumping and reblocking, ensuring your home remains stable and secure. If you’re wondering about the restumping cost in Melbourne, we’re here to break down the key factors and costs involved in restumping and what to expect from the process.

What is Restumping and Why is it Important?

Restumping, also known as reblocking, is the process of replacing existing house stumps with new ones to ensure the stability and safety of a house. House stumps form the foundation of a home and can deteriorate over time due to factors such as soil movement, moisture, termite damage, and age. When stumps rot, crack, or sink, it compromises the structural integrity of the house, leading to uneven floors, cracks in walls, and other issues. Restumping is essential for maintaining a house’s structural integrity and preventing costly repairs and damage. This maintenance task is particularly vital for homeowners in areas with unstable soil or extreme weather conditions, as these factors can accelerate stump deterioration.

Signs Your House Needs Restumping

Several signs can indicate that your house may need restumping. Being aware of these signs can help you address foundation issues before they lead to more significant problems:

• Sloping Floors: If the floors in your house are sloping or uneven, it may be a sign of foundation issues that require restumping.
• Cracks in Walls and Ceilings: Cracks in walls and ceilings can indicate foundation movement, which often necessitates restumping.
• Door Frames and Windows Sticking or Not Closing Properly: If door frames and windows are sticking or not closing properly, it may be due to foundation settling or shifting, which can require restumping.
• Bouncy or Sagging Floors: Bouncy or sagging floors can indicate weak or damaged stumps that need to be replaced.
• Visible Signs of Stump Deterioration: Visible signs of stump deterioration, such as rot, termite damage, or cracks in concrete stumps, can indicate that restumping is necessary.

Factors Affecting Restumping Costs

Several variables impact the overall cost of restumping your home. Below, we outline the essential details and factors affecting restumping costs that determine pricing and how we assess each project.

1. What Type of Home Do You Have?

The structure of your home plays a significant role in determining the complexity and cost of restumping in Melbourne. The three main house types we work with include:

Double Brick Homes

Double brick houses have two layers of bricks forming their external walls, making them the heaviest type of structure. These homes often require underpinning to strengthen their exterior foundations, while interior issues, such as misaligned door frames and cracks in plaster, can often be fixed by adjusting the internal stumps.

Brick Veneer Homes

A brick veneer house features a timber frame with a single brick layer on the outer walls. Similar to double-brick homes, interior adjustments are possible, but a thorough inspection of the external foundation is necessary to ensure long-term stability.

Weatherboard Homes

Weatherboard houses are built with full timber frames, with stumps supporting both the interior and exterior foundations. If you’ve noticed doors not closing properly or floors sinking, decayed timber stumps may be the cause. These homes often require a full restumping service.

2. How Many Stumps Are Under Your Home?

The number of stumps beneath your house directly impacts the cost of restumping a house. More stumps generally mean more labor and materials, but not every home requires a full replacement. Some properties only need minor adjustments, such as a lift and pack, while others may require complete reblocking.

Typical homes in Melbourne fall into three size categories:

• Small homes: 30-50 stumps
• Medium homes: 50-100 stumps
• Large homes: 100+ stumps

A professional assessment will provide clarity on how many stumps need replacing and the best course of action for your home.

3. How Much Clearance Is Available Beneath Your Home?

Subfloor clearance is another important factor. Australian building standards typically require 150mm to 400mm clearance from the bearers to the ground, but many older homes fall short of this standard.

If existing stump holes can be reused, it may reduce the need for additional excavation, thereby lowering costs.

If access is limited, our team may need to excavate soil to reach the stumps. This method is preferable to removing floorboards, as it minimizes disruption to your home. However, we’ll discuss all possible solutions with you before proceeding.

The Restumping Process

The restumping process involves several critical steps to ensure the stability and safety of your home:

• Removing the Existing Stumps: The first step in the restumping process is to remove the existing stumps. This requires specialized equipment and techniques to safely and effectively extract the deteriorated stumps.
• Installing New Stumps: Once the existing stumps are removed, new stumps are installed. These new stumps are carefully positioned and adjusted to provide optimal load-bearing capacity and stability for the house.
• Ensuring the New Stumps are Level and Secure: The new stumps are then leveled and secured using specialized equipment and techniques. This step is crucial to ensure that the house remains stable and evenly supported.
• Testing the New Stumps for Stability: Finally, the new stumps are tested for stability to ensure they can support the weight of the house. This testing ensures that the restumping process has been successful and that the house is safe and secure.

Choosing the Right Restumping Professionals

Your home’s foundation is crucial—it supports your biggest investment and ensures safety for years to come. When comparing restumping costs in Melbourne, it’s important to get quotes from reliable professionals.

At Restumping Underpinning Experts, we:
✔ Use 100mm concrete stumps for long-lasting support
✔ Install 90mm F17 hardwood bearers for superior strength
✔ Ensure all work is independently inspected by Metro Building Surveyors
✔ Offer competitive pricing without compromising on quality

Our customer reviews reflect our commitment to excellence, and we stand by the quality of our work.

How Much Does Restumping Cost in Melbourne?

The house cost of house restumping depends on multiple factors and requires a proper inspection by an experienced contractor. Below is a general pricing guide:

Lift and Pack (House Releveling)

Also known as jack and pack, this is a one-day process that involves lifting sections of your home and using solid plastic packers to stabilize the foundation. This service is cost-effective and ideal for homes with minor settlement issues. However, be cautious of contractors offering cheap prices, as they may use substandard materials or lack experience.

Full Restumping Cost

A complete restumping job in Melbourne typically falls between $5,000 and $20,000, depending on the:

• Number of stumps that need replacing
• Access to the subfloor
• Type of house structure
• Additional repairs required
• Additional foundation repairs required