House restumping FAQs
HOW DO I KNOW WHEN MY HOUSE NEEDS REBLOCKING OR RESTUMPING?
Sloping floors or uneven floors
Cracks in the tiling or plasterwork
Doors not closing properly or jamming
Decay in the timber stumps
Bouncy or loose floors
If you have any of the above-mentioned signs we recommend reblocking and also if built prior to 1970. The presence of extensive moisture in the foundation is another factor that can contribute to the need for reblocking and restumping.
WHAT IS THE DIFFERENCE BETWEEN RESTUMPING AND RELEVELING?
A house can be restumped at any floor level to secure the foundations from sinking any further. To relevel a home requires alot of hydraulic jacks placed under the house bearers and pushed up to level the floors. Please ensure if you are looking to have your floors flat, ask to relevel prior to restumping.
WHAT IS THE COST OF RESTUMPING MY HOUSE?
The cost will vary depending on the size and age of the property and also the amount of damage to the foundation. For a standard small three-bedroom house the cost will be in the range of $3000- $9000 and above.
TIMEFRAME TO RESTUMP THE FOUNDATION OF MY HOUSE?
In most cases, we can complete the reblocking works within 2 – 10 days.
DO I HAVE TO VACATE THE PROPERTY DURING THE WORKS?
In most cases, you do not have to leave the property, however, if there is insufficient height under the sub-floor the floors will need to be removed 400mm which is the minimum clearance.
This would require the house to be vacant as well as furniture removal.
WHAT KIND OF MESS CAN I EXPECT AFTER THE RESTUMPING JOB?
This depends on the house and the type of plaster as some houses may only need painting and some may need to be replastered. You can be rest assured that we try to minimize the plaster damage. If your home requires releveling prior restumping, you may have alot more cracks to plaster, cornice and ceilings.
WILL MY FLOOR BOARDS NEED TO BE REMOVED?
If we have a clearance of 400 mm underneath the house then there is no need to remove floorboards, however, if the clearance is less than 400 mm we will need to remove the floorboards to gain access. If the floorboards are in good condition they may be relayed. Which is a service we offer.
I PLAN TO RENOVATE MY HOUSE SO AT WHAT STAGE SHOULD I GET THE RESTUMPING DONE?
Restumping should be the 1st step in the renovation process as restumping the house post-renovation may compromise the level and damage any new renovations.
WHAT IS THE DIFFERENCE BETWEEN THE TERMS REBLOCKING, RESTUMPING AND UNDERPINNING?
Reblocking and restumping refers to the process in which the old ‘blocks’ or ‘stumps’ in the foundations are replaced with concrete stumps. Underpinning is the process where we dig under the strip footing and support it by a larger concrete pad increasing the size of the area of support, this is called a pin a house may need one or many of these pins.
WHAT KIND OF MATERIALS DO YOU USE?
We use the best quality H5 Treated pine stumps to replace the old deteriorating stumps.