How Much to Restump a House in Melbourne?

Restumping, also known as reblocking, is a critical process for maintaining the structural integrity of a home. In Melbourne, where many houses feature timber stumps, restumping is often necessary due to age, soil movement, or damage from environmental factors.

This article will explore the factors affecting the cost of restumping, typical price ranges, and what to expect during the process.

For personalised advice, contact our team at Varcon Group today.

What is Restumping?

Restumping involves replacing the stumps that support a house, usually made of timber, concrete, or steel. Over time, these stumps can deteriorate due to rot, shifting soil, or poor installation. Failing to replace compromised stumps can lead to uneven floors, structural instability, and further damage to the property.

Signs Your House Needs Restumping

Some of the signs your house may need restumping include:

• Uneven or sagging floors
• Doors and windows that don’t close properly
• Cracks in walls or ceilings
• Persistent creaking noises from the floorboards
• Visible rot or damage to stumps under the house

If you notice any of these signs, a professional assessment is crucial to prevent further damage.

Cost Factors for Restumping a House in Melbourne

Below are some of the key factors that determine the cost of restumping a house in Melbourne.

• Size of the house: The size of your house significantly influences costs, as larger homes require more stumps and labour. Single-story homes are generally less expensive to restump compared to multi-story houses.
• Number of stumps: Restumping costs are typically calculated per stump. The price per stump in Melbourne ranges from $400 to $700, depending on the materials and difficulty of access​.
• Material used: Timber stumps are affordable but prone to rot and have shorter lifespans, whereas concrete stumps are more durable and commonly used for restumping. Galvanised steel stumps are the most expensive but extremely long-lasting.
• Access to the site: Houses with limited access under the floor or difficult terrain can increase costs, as they require specialised equipment or more labour.
• Condition of the house: If the house structure is significantly damaged or requires levelling, additional repairs will add to the total cost.
• Permits and Inspections: Local councils in Melbourne may require permits for restumping, which can cost between $500 and $1,000. Additionally, inspections by a structural engineer or building surveyor may be necessary to ensure compliance.

Typical Cost of Restumping in Melbourne

With the above information in mind, the cost of restumping a house in Melbourne generally falls between $10,000 and $30,000, depending on the factors listed above. Here’s a breakdown:

• Small Houses (1-2 bedrooms): $10,000 to $15,000
• Medium Houses (3-4 bedrooms): $15,000 to $25,000
• Large Houses (5+ bedrooms): $25,000 to $30,000 or more

For houses with severe damage, additional structural repairs can push costs higher.

Additional Costs to Consider

• Structural repairs: Restumping often uncovers hidden damage, such as cracks in walls or deteriorated beams, which may require additional repairs.
• Relevelling: House levelling might be necessary if the structure has shifted significantly.
• Replacing flooring: If floorboards are damaged during the process, they may need to be replaced or repaired.
• Pest control: In areas prone to termites, pest control treatments might be recommended during or after restumping.

The Restumping Process Explained

• Inspection and assessment: A professional will inspect the stumps to determine their condition and recommend replacement where necessary.
• Obtaining permits: Restumping requires compliance with local building codes. Permits ensure the work meets safety standards.
• Raising the house: The house is carefully lifted using hydraulic jacks to provide access to the stumps.
• Removing old stumps: The old stumps are removed, and the ground is prepared for new stumps.
• Installing new stumps: The new stumps are installed at the appropriate depth and alignment. Concrete or steel stumps are often secured with footings for added stability.
• Lowering the house and final inspection: The house is lowered onto the new stumps, and levelling adjustments are made. A final inspection ensures the work meets all standards.

DIY Restumping Risks

While some homeowners may consider restumping a DIY project, it is highly recommended to hire licensed professionals. Restumping involves complex structural work that requires specialised equipment and expertise to avoid damaging the house or compromising safety.

Licensed re-stumpers in Melbourne are familiar with local regulations and can ensure the work is done correctly and to code.

Ask Us About Renovating, Restumping and Rebuilds

Restumping a house can be a worthwhile investment to ensure the safety and longevity of your home. However, it can come with significant costs. In Melbourne, these typically range from $10,000 to $30,000, depending on factors like house size, materials, and access.

If you are renovating or rebuilding your house, or considering a custom build from scratch instead, reach out to us at Varcon Group. With our detailed consultations and project management work, we can help you define the parameters of your build and plan for the steps ahead.

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