When was the last time you really thought about restumping a house? Unbeknownst to you, these unsung heroes holding up your property may be silently deteriorating. Over time, these foundation supports can fall victim to wear and tear, compromising the stability of your entire structure. If left unchecked, the consequences can be dire.
But there’s a solution that can breathe new life into your home’s foundation: house restumping.
What is house restumping?
House restumping is the process of replacing a house’s existing stumps, located beneath the structure, when they become damaged. Depending on their condition, it may require either a full restumping or a partial restumping, where only some of the stumps are replaced.
Stumps provide a stable and level foundation for a raised house, transferring the weight of the house to the ground below. When stumps can no longer adequately support the house, this can lead to problems such as uneven flooring and cracked walls.
Common causes of stump damage include dry rot or damage caused by termites. At other times, stump damage is unavoidable even with proper maintenance, such as by soil movement.
Some alternatives to restumping in Australia exist, such as piering and underpinning. This involves adding support structures beneath the existing foundations to strengthen them instead of replacing the stumps.
How do I know if my house needs restumping?
Problems with worn-down house stumps manifest in various ways, some of them not obvious. Here are a few:
- Uneven floors: Sagging or uneven floors are a common sign of damaged stumps. Some floors may even slope in one direction, generally toward the weaker stumps. Left unattended, this can cause the house to sink or settle unevenly.
- Sticking doors and windows: When stumps become misaligned, it can cause doors and windows to stick or bind, making them difficult to operate. They may sometimes not even open or close completely.
- Cracked walls and ceiling: Weakened stumps stress the home’s structural integrity, leading to these visible cracks. These cracks are usually found in walls, ceilings, or around windows and doors.
In severe cases, damaged stumps can lead to structural instability, putting the entire house at risk.
Benefits of house stumping
Restumping directly addresses the underlying foundation problems that can lead to uneven floors, cracked walls, and sticking doors and windows. Installing new, sturdy supports can restore structural stability and help with house levelling.
In addition, house raising and restumping can also protect it from the effects of flooding. While Australia is known as the driest inhabited place on earth, floods still accounted for about 20% of casualties from natural disasters in the last 100 years. Making your home flood-proof is also increasingly important, given the effects of climate change.
Finally, a properly restumped home is a practical investment because it demonstrates the owner’s commitment to maintaining the property. This can significantly contribute to the home’s resale value, especially if the restumping is done to accommodate additional floor space, like adding a room or two.
Choosing the right stump material
Does this mean you need to choose the most expensive material for your restumping project? Not necessarily.
Most homeowners can choose from the three most common stump materials: treated timber, concrete, and galvanised steel.
- Treated timber: Of these three, treated timber is the most cost-effective. However, it’s more susceptible to eventual rot and termite damage, especially if poorly maintained.
- Concrete: Concrete is more durable than wood but a bit more expensive. This is the ‘middle of the road’ option for many homes since they combine both durability and sturdiness without being too pricey. Concrete stumps are tough and can provide additional protection against flooding and soil movement.
- Galvanised steel: Galvanised steel stumps offer superior durability and longevity. The downside is they’re more expensive, some even five times as much as concrete stumps. Some steel stumps may also come with adjustable mechanisms, which allow the homeowner to easily level the house if the ground shifts or settles.
Steel stumps vs. concrete stumps
While both options are sturdy and durable, they offer different benefits. Steel stumps are easier to install and adjust, making them a top choice for homes on sloping sites. Additionally, they are resistant to pests and moisture, reducing the risk of damage and costly repairs.
On the other hand, concrete stumps offer excellent load-bearing capacity and can support heavier structures. Ultimately, the choice between steel and concrete stumps will depend on your specific needs, budget, and building site.
House restumping process
The house restumping process typically involves the following key steps:
1. Site preparation
The first step is to clear the areas around the home. Professional restumpers clear the area around the home’s foundation, then excavate it to expose the existing stumps. This allows the crew to assess the condition of the stumps and the underlying soil. Boards around the house will also need to be removed.
Certain house additions, such as building a deck, also need this step beforehand.
2. Inspection
Next, a private surveyor or local council will then inspect the home. The home must pass inspection before the new stumps can be installed.
3. Stump removal
Once the stumps are examined and determined to be damaged, restumping builders position hydraulic jacks, cranes, and other machinery to lift and support the house from the stumps. This enables workers to examine the old stumps and determine the extent of the damage. They then carefully remove the old, damaged stumps.
3. New stump installation
It’s time to install new stumps. These may be made of treated timber, galvanised steel, or concrete, depending on the specific needs of the home and the recommended approach.
Installing new stumps begins with using a level to ensure the home is level and even. Then, workers measure the holes to fit the proper size stumps. Adjustable house stumps can save time on installation, and they can be easily adjusted.
4. Repositioning
Once the stumps have been replaced, the home is then carefully lowered and adjusted using hydraulic jacks to ensure the foundation is perfectly level and the new stumps are properly aligned.
5. Finishing touches
With the new stumps and the house secured in place, the restumping crew turns their attention to restoring the property to its original state.
They do this by re-establishing the surrounding landscaping, backfilling the holes with appropriate materials like topsoil and gravel, and ensuring a stable base. The workers also replant disrupted gardens, relaying pavers or concrete to return the exterior to its original condition and as close to its original appearance as possible.
Budgeting and hiring the right contractor
Restumping your home is a significant investment, so do your due diligence when hiring a contractor.
- First, check for relevant licences and insurance. A licence means the contractor is experienced, which can minimise problems after restumping. Them having insurance also means you won’t be liable for damages.
- Next, scour online reviews and ask for referrals from friends or neighbours who’ve had similar work done. A reputable stumper can provide a portfolio of previous jobs.
- Finally, obtain quotes from at least three different companies. Note that house restumping costs can vary wildly; the more stumps need to be replaced, the more expensive it is. Also, consider accessibility, soil conditions, and the extent of repairs needed.
Contact local building experts
Licencing requirements
In terms of licencing, the qualifications and regulations may vary depending on the territory or state. Some states require the worker to have a permit if the work carried out exceeds a specific monetary amount.
- Australian Capital Territory: Restumping houses in the ACT requires a registered builder licence from the ACT Planning and Land Authority, and compliance with relevant regulations and inspections.
- Victoria: In Victoria, a restumper needs to be registered with the Victorian Building Authority (VBA) to legally carry out restumping work, regardless of the contract value.
- Queensland: Restumping requires a Queensland Building and Construction Commission (QBCC) licence—the main licensing body for the building industry in Queensland—if the value of the work exceeds $3,300, including the cost of materials.
- New South Wales: Builders in NSW need a building licence before they can undertake any residential building work valued at more than $5,000 in labour and materials, including applicable taxes. The requirement is based on the value of the work.
- Northern Territory: Restumping falls under the category of plumbing and draining work. Therefore, stumpers in the Northern Territory need to meet the licensing and registration requirements set by the Plumbers and Drainers Licensing Board, such as being a holder of an advanced tradesman licence.
- South Australia: The definition of “builder” in South Australia encompasses contractors, demolishers, and renovation workers. Restumpers need a builder’s licence, which must be renewed annually.
- Western Australia: Restumpers in Western Australia must be registered as a building services contractor under the Building Services (Registration) Act 2011.
- Tasmania: In most cases, workers need at least two years of work experience to qualify for a licence in Tasmania. Builder licences fall into three categories: builder, fire protection, and demolisher.
Restoring your foundations, one stump at a time
At the end of the day, a home’s foundation is literally its bedrock, the very thing that keeps it sturdy for the years to come.
But this extensive and complex project isn’t for the DIY enthusiast. Restumping is a delicate process that requires the expertise of licenced professionals who know the ins and outs of this procedure.
So, if you’ve noticed your floors are starting to resemble a fun house mirror, or your doors and windows are playing a game of “will they, won’t they” open and close, it’s time to find the restumping expert who will take care of your foundations, one stump at a time.
FAQs on house restumping
Is it worth it to restump a house?
Yes, restumping is a worthwhile investment for a homeowner. Addressing foundation issues through new, sturdy stumps restores the structural integrity of the home, fixing problems like uneven floors, sticking doors, and cracked walls.
Proper restumping can also increase a home’s resale value and protect it from flood damage. While the upfront cost may be significant, it’s necessary to maintain the property’s long-term safety and stability.
How often does a house need to be restumped?
There’s no definitive timeline, as it depends on aspects like the quality of the original stumps, soil conditions, and the property’s age. However, most houses require restumping every 40 to 60 years. If you’re in the market for old homes, consider whether you’re buying a house that needs restumping after all.
Some signs it’s time for restumping include sagging floors, sticking doors/windows, and visible cracks. Regular inspections can help identify issues before they worsen, allowing homeowners to address problems proactively.
Can you restump a house yourself?
Attempting to restump your house as a DIY project is not recommended due to its inherent risks and complexities. Professional contractors should always be employed when restumping, as slight mistakes while installing adjustable or typical house stumps could have catastrophic effects not only on the structural integrity of the house but the safety of the people living in it.
How do you restump a low house?
The first step to restumping a low house is to lift the house. Raising the house creates space so that foundation support beams and other equipment can be inserted beneath the house. However, if a home is shallow, excavation may be required to insert the beams underneath it.
What is the difference between restumping and underpinning?
Underpinning is a process typically used on houses with brick veneer and a concrete slab foundation. Over time, the slab cracks and the brick loses alignment, and underpinning involves using jacks to prop the damaged slabs. On the other hand, restumping involves stabilising a house using new beams or stumps to prop it up.