Think you found the perfect property, but your building inspection report has raised some red flags? Many existing Brisbane homes are built on stumps and it is possible that in your building inspection, Brisbane house restumping has been identified as required.
Insights from the inspector: It’s more common than you think. Recently, I was inspecting a classic Queenslander that seemed to tick all the boxes for a prospective buyer. But on closer inspection, I found some major issues with the home’s stumps. This wasn’t an isolated incident, either. I see many properties every year, particularly the older ones that have been lifted, that show signs restumping is needed. If this happens to you, don’t worry. It’s fixable.
What does restumping mean?
Many Brisbane homes are constructed on top of stumps, blocks or support pillars. Over time, concrete and timber stumps can deteriorate, or soil movement can cause the stumps to shift and the house is longer properly supported. Restumping (also referred to as reblocking in southern states of Australia) involves the removal and replacement of old stumps. Your building inspector will quickly identify whether your property requires restumping.
What is the difference between restumping and underpinning?
Restumping (or reblocking) involves the professional removal and replacement of existing timber to concrete stumps. Underpinning applies to homes constructed on concrete slabs, where extra concrete is poured under existing concrete slabs to reinforce the foundation that has become unstable.
How do I know if my house needs restumping?
Some of the key indicators that restumping is required will include sloping and sagging floors, doors and windows that won’t close or are jammed shut, cracking in exterior and interior walls and visible signs of deterioration to the stumps. A quality building inspector will quickly determine whether your home needs restumping and can give an estimate of the work involved. Here are some of the signs a house might need restumping:
Sloping floors
When your floors are uneven, there’s obviously something going on underneath your house. Downward pressure on weakened house stumps can cause your floors to slope. Sometimes you can’t see it, but if you notice objects roll along the floor without a push, the floors probably aren’t level.
Sagging floors
Sag floors are a worry and should not be overlooked. Get a professional inspection done quickly and smartly to see what’s going on, such as deflection to timber floor components such as bearers and joists.
Doors won’t close
Your doors or windows won’t function properly. They were closing perfectly before, but over time, they’ve decided not to cooperate. This is when you must question your house foundations and what’s going on with your stumps.
Cracking in interior or exterior walls
Deteriorating house stumps cause movement in your house, which, over time, causes structural damage. Do you see cracks in your walls, plasterwork, or tiling? If you do, think about what is happening underneath your house.
Why do I need my Brisbane house restumped?
When your home inspection report recommends restumping, you need to get it done. Strong foundations are the key to a secure home. If your stumps are failing underneath your feet, you will see structural damage. Related structural damage will eventually turn into repair costs. If you leave your house stumps in disrepair, you could face a much more serious consequence; a complete structural collapse. Get a Brisbane house restumping company to fix your foundations quickly, and you will avoid this.
Reasons why house are stumps deteriorate
Every property is different, but common deterioration to house stumps include:
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Soil conditions. Stumps need replacing when the soil underneath is unfavourable. Poor drainage and leaky plumbing, for example, can affect timber stumping. Wet soil is also bad for the stability of house foundations.
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Insect infestations. Those little white ants common in South East Queensland are incredibly destructive. Termites can quite literally eat out the stumps of your home beneath you. Termite pest control methods exist. However, it may be too late to save your stumps.
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Wear and tear. House stumps can last from 15 years up to 80 years. The timing depends on the factors above; soil, weather, drainage and insects. Australian timber can hold up well against weathering, but eventually, all timber will weaken. Steel posts rust and concrete stumps can suffer from concrete cancer (spalling damage). When your house stumps have reached the end of their lifespan, it will be time to call in the experts and get your Brisbane house restumped.
What is the cost of restumping a house?
The cost of restumping can vary depending on the size of the house, whether the whole house needs restumping, and the accessibility of the stumps themselves, but as a guide, the cost will typically range from $10,000 to $30,000. Restumping is common in Brisbane, and competitive quotes can be readily obtained from suitably skilled and qualified tradespeople.
What happens during a Brisbane house restumping job?
Restumping means resetting your house. This is done by replacing the stumps that support the floor structure of your property. Workers will jack up the supporting bearers underneath your property and remove all deteriorating stumps. Then, new stumps are put in place, and the bearers are lowered back down with applicable tie-down brackets installed to secure your home. Brisbane house restumping is tricky because it must be precise to support your house correctly and for your floors to be level.
Who can I contact to arrange a house restumping report in Brisbane?
Brisbane based Action Property Inspections provides you with a comprehensive inspection of your property prior to purchase. Owned by a professionally accredited and insured QBSA Master Builder and Licensed Building Inspector, inspections include, drainage, plumbing, structure, foundations and more.
