House stumps (also referred to as house blocks) support the house from below, and over time, may show signs of wear and tear. This likely means they’ll soon need restumping.

Several factors affect the final restumping costs. In the long run, it’s inexpensive when done right and totally worth your money!

Find out how much does it cost to restump a house in the following.

What Is Restumping a House?

Restumping a house is the process of replacing the stumps (blocks) that support your house. This is usually done when the original stumps have rotten or become damaged, and can no longer provide adequate support.

In general, you need to replace your stumps every 15-80 years, depending on the material they are made of. 90% of the new buildings are made of concrete stumps, and the rest usually have timber stumps.

Why Should You Restump Your Home?

In order for your house to stand firm and last for another lifetime, you need to make sure its foundation is steady. Restumping your house will guarantee that you and your family will be safe in that house, there will be no bumps and dents on your floorings, and there are no risks for the house to partially or totally collapse. 

Not to mention restumping will make your home more energy efficient by improving its insulation, but it will also increase its resale value.

Challenges That Come With Restumping

Restumping a house is not an easy feat. It involves removing the old stumps and replacing them with new ones. This involves several obstacles:

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  • Old stumps can be hard to remove (especially concrete or rock ones)
  • The new stumps may not fit in the holes left by the old ones, thus prolonging the process of reblocking
  • Risk of damaging underground utilities
  • Jacking up your house may result in minor issues such as interior or exterior cracking, cracked tiles, issues with door frames, etc.

Restumping Costs For a House

On average, Australians spend somewhere between $12-20,000 on restumping. Restumping costs can go from 10K up to $30,000, depending on several factors:

Inspection

Even if it’s not advised, you can check the condition of your blocks by yourself. If possible, dig out the soil surrounding a few of them. Once the stump is visible, feel it by hand. Check for any cracks or moisture. Chances are, the rest of the stumps are in the same condition, or they’ll soon be.

Either way, make sure you call a professional. They have the experience and can see things you might’ve missed. 

Soil Condition

Nowadays, samples of the soil are taken to be tested even before you start building a property. But, if you have an older house, this might not be the case. 

Professionals will take a sample of the soil to test it before even discussing the restumping price. Depending on the soil quality, they’ll determine how deep the stumps should be put.

Jacking up the House

If your house is quite low, the price will instantly go up, because workers will need to elevate your house in order to approach the stumps. Jacking up the house will require more work, digging, and excavating around the blocks.

Number of Stumps That Need Replacing 

You might need partial or total stump replacement. The restumping cost per stump is around $500-800, with $400 being the lowest if there are no unique circumstances.

  • Partial restump is done when only a few of the stumps look deteriorated. The cost to replace only a few will be a lot smaller, but keep in mind that once a few stumps start to give out, the rest will follow soon enough.
  • Full restumping is always needed on old houses with wooden stumps that are rotten and worn out. If professionals determine that half of the stumps are worn out, chances are you’ll need a full restump.

Type of Stumps

In Australia, three main types of stumps are used:

  • Block stumps made from rock or concrete (used in 90% of the properties) – these are the most expensive ones, but they last the longest
  • Timber stumps (old-fashioned and the cheapest ones of all) – the cheapest ones, but they need a frequent replacement
  • Plastic sheet pile stumps – found on properties built on landfill sites.

Existing Foundations

If the existing foundations can be used, this may save you lots of money. If not, be prepared to give a bit extra to avoid headaches in the future. The soil test will tell everything the professionals need to know about the foundations.

Existing Stump Holes

Once the old stumps are removed, there will be stump holes that can be reused in some cases. This results in smaller costs, and the restumping process will be quicker. If the new stumps are bigger, the stumping company will dig out new holes, prolonging the process and increasing the final price.

Duration of Work

Some houses can be restumped in one go. But, often workers need to work in sections, prolonging the duration of work and also increasing the costs. The time and way of reblocking depend on how high your house is positioned on the foundations, and how big your property is. 

Usually, it takes 1-3 days for smaller houses, and around 10 days for bigger ones, but it can take up to two weeks if there are some complications.

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Structural Amendments

After your house is restumped, you’ll need to fix any damage that might have been done to your interior or exterior. This includes cracks on the walls and tiles or damage to your door frames. Things like this can increase the final cost of the restumping.

The company will warn you about all the challenges and risks of restumping the house, but it’s a process that must be done to prolong the life of the property. Having home insurance helps a lot.

Extra Costs 

  • Restumping permits play a huge role in extra costs. The permit process should be done in order to ensure that your project is being completed safely and with proper oversight. You can get your permit from the local council
  • Ant caps and stump packers will prolong the duration of the stumps, and they cost around $1-3 each
  • Home insurance will protect you from any damage done during the process, so it’s worth considering getting one.

What Are the Financial Resources for Restumping a House

There are a few ways to finance the restumping of your house:

  • Mortgage offset account or a redraw facility might be a good choice if you want to pay out of pocket for the restumping. The difference is you’ll probably need to contact your bank to redraw the money, while you can access your mortgage account whenever you wish to.
  • Refinancing your mortgage is another great possibility if you wish to carry out home renovations. You need to check if your bank is offering cash-out refinancing and if you’re eligible. The advantage of this option is that you get the money directly to your account which then you can use however you please.
  • Another possibility is getting a home equity line of credit – this acts like a credit card, where some of the equity you own will be available to you, and you can borrow and draw money multiple times for all sorts of investments.
  • Finally, if all other options aren’t available, you can always apply for a new loan, which isn’t bad for smaller to medium renovations, such as restumping. However, personal loans have their disadvantages – they’re insecure, the interest rate is typically higher, and it may affect your credit score.

There are plenty of restumping companies out there, so make sure you do your research and get several offers. Choose the one that works best for you.

How Do I Know if My House Needs Restumping?

Unless your property is built on solid concrete slabs, your stumps will need replacing every 15-80 years, depending on the material. Certain signs will point out it’s time:

  • Cracking on your internal walls;
  • Cracks on the outside walls of your house;
  • Uneven floors;
  • Moisture around the foundation of your house.

What Is Underpinning a House?

Underpinning is a process of strengthening the foundations so that they can support your house better. It is done by digging down beneath the foundations and inserting new, stronger support beams. This helps stabilise the foundations and prevent any further damage.

By underpinning, you’re simply reinforcing the blocks without replacing them completely, which prolongs their life for a certain period. For underpinning to take place, your foundations should be concrete.

Bottom Line

Restumping your house at some point is inevitable, and it’s an extremely important process that will provide your home with stable foundations.

How much does it cost to restump a house may vary on several different factors. It prolongs the life of your house, and once you get it off your list, you won’t have to worry about it again.

1. Is it hard to Restump a house?

Restumping a house comes with certain challenges and should be done only by professionals with plenty of experience. It’s a process where the old stumps are removed and new ones are placed. This requires expertise, high-power machines, and it’s physically demanding.

2. How much does it cost to restump a house in Victoria Australia?

The restumping cost per stump is $500-700. For a full restump on brick veneer houses, the prices range up to 10K, while weatherboarding requires more work and comes with higher costs starting at around $13,000.

3. What happens when a house is Restumped?

When your house is restumped, the old blocks are replaced with new ones. The process requires either jacking up the house or removing the flooring for easier access to the stumps below. Next, the old stumps are removed, and if necessary, new stump holes are made. The last part of the process is putting new stumps and bringing the house back to its original level.