Restumping or reblocking a house is one of the first jobs for anyone renovating a house to consider. Foundations are the key to a long lasting renovation and when done at the initial stages, before any other major works have begun, have the potential to save you lots of money in the long run.
D.J. Baker and Son provide some ideas on how to deal with construction issues such as rising damp, restumping and reblocking and foundation protection or repair. Restumping costs to prevent problems are well worth the investment and if there are existing issues, repair is a necessity.
Most houses with timber stumps will last anywhere from as little as 15 years to as many as 50 years. This will depend on many things such as the soil conditions, which timber is used, quality of drainage and possible termite attacks.
A visual inspection by a house restump can be made by looking for signs of deterioration of the stumps and signs of cracking or movement inside with walls and floors. After checking stumps and inspecting other parts of your home, we can then advise you on whether restumping is required or when you should have your foundations checked again.
Restumping and reblocking
To restump or reblock your house, the house will need to to be first jacked up and supported. The stumps are then removed and replaced with concrete stumps that last for a longer period and resist problems such as termites more effectively.
Within your home the floors will need to levelled and crooked doors and windows may also need to levelled. After the initial cost of installing the new foundations, the amount of work needed to fix problems in your home (if any) are what may add to the price. This can be a lot of work, so restumping before commencing any renovations is important so not to have an inaccurate budget for new works.
An old house in Melbourne may cost more if it is close to the ground, when compared to a home with easy access. So prices can vary greatly for the same number of stumps. A quote is always necessary.
If you are renovating and replacing floors in a house, then that’s a great time to restump. This is because the easier access available at this time will usually reduce the time required to safely reblock your home.
As with any renovation you need to look at the total project, restumping an otherwise sound house comes down to safety and protecting your investment and if there are any issues, it will surely be well worth it at renovation stage.
Frequently Asked Questions
Signs of structural wear that indicating a possible need for restumping include:
- Crooked door and window frames
- Cracks appearing in plasterwork and brickwork
- “trampoline” effect in the centre of rooms
- Sloping floors
- Foundations decaying beneath the house
It may also depend on the age of your house. If your house was built before 1970 then there is a good chance it will be due for reblocking soon. Preventative maintenance is better than waiting too long to reblock your house and this can be dangerous and leave your house’s foundations in poor condition.
This is not a one size fits all solution and depends on the size of the house and the seriousness of the problem, but a typical three bedroom house will cost between $5,000 -$8,000.
Yes. We provide a 10 year guarantee on our work.
Usually you can stay in your home while we work. D.J. Baker and Son will advise you on the full extent of the works that will be undertaken before we start so you can assess your living arrangements.
D.J. Baker and Son will obtain the necessary plans and permits on your behalf.
D.J. Baker and Son have 20 million dollars of Public Liability insurance cover so you can rest easy.
If there is at least 400mm clearance underneath your house for us to work in then your floorboards will not be affected. If there is less than 400mm clearance, we work through the floorboards, which will mean removing some of the floorboards from your house.
Reblocking and restumping are terms that describe replacing the old ‘block’ or ‘stump’ foundations of a home with new concrete stumps. Reblocking and restumping is mostly for older weatherboard homes which are raised off the ground with foundations. The terms basically mean the same thing.
D.J. Baker and Son use concrete stumps which are built to Australian Standards and last much longer than traditional wooden stumps, which is why we are able to give a ten year guarantee on our work.
“Foundations are the key to a long lasting renovation and when done at the initial stages, before any other major works have begun, have the potential to save you lots of money in the long run.”