You rarely think about the supports hidden beneath your floorboards until a door suddenly sticks or hairline cracks creep across plaster. Restumping can feel like major surgery for a home, yet grasping the process helps you act early and avoid expensive structural failures.
Foundation Basics Overview
Every solid house begins with equally solid footings. In stump-supported homes those vertical posts carry every kilogram above ground, resisting weather, moisture, and soil movement.
What Restumping Involves
The job is straightforward in theory: lift the structure a few millimetres at a time, remove deteriorated posts, install new stumps, then lower the building back onto a level platform. In practice it requires calibrated hydraulic jacks, laser levels, engineering calculations, and strict safety protocols.
Common Stump Materials
Modern builders favour concrete or adjustable galvanised steel for their durability, but treated-pine and sustainably sourced hardwood are still used in heritage work. The right choice depends on soil type, termite risk, bush-fire rating, and budget.
When Homes Were Built
Federation cottages, post-war weatherboards, and many 1970s brick veneers often sit on original timber stumps; if your house predates 1990 it is sensible to schedule an inspection.
Warning Signs Checklist
Ignore the small signals below and minor cosmetic cracks can turn into major structural repairs:
- Uneven flooring: A bouncing hallway or a marble that rolls sideways indicates stump settlement.
- Sticky doors or windows: Frames rack when one part of the house drops.
- Wall fissures: Diagonal cracks from window corners often trace back to a single compromised post.
- Damp smells: Persistent mustiness may point to timber rot and a welcoming environment for termites.
If two or more symptoms appear together, book a licensed inspection before planning cosmetic work.
Planning, Codes, and Budgeting
Successful restumping marries engineering, council compliance, and cost control. An experienced contractor such as Geotech Built can walk you through permits, soil testing, and sequencing so trades are never waiting idly onsite.
Check Local Regulations
Most municipalities require building permits, soil classification, and sometimes heritage approval. Allow several weeks for paperwork.
Request Itemised Quotes
Insist on line-by-line pricing for labour, machinery, stump type, and waste removal so you can compare bids on equal footing.
Set Contingency Funds
Allocate 10–15 percent for surprises such as hidden termite damage or deeper-than-expected clay.
Choosing Stump Materials
The table below helps balance upfront cost against lifespan and maintenance:
- Treated timber: Inexpensive and easy to cut, but can still suffer moisture ingress in humid zones.
- Concrete stumps: Immune to rot and fire, excellent compressive strength, heavier to handle.
- Galvanised steel: Fully adjustable, termite-proof, and lighter, usually saving labour hours.
- Composite systems: Fibre-reinforced polymers with concrete cores suit coastal or flood-prone areas.
- Sustainably sourced hardwood: Ideal for heritage aesthetics, but needs vigilant moisture isolation.
Step-by-Step Restumping
Initial Assessment
The contractor maps stump positions, lasers floor levels, and photographs defects to verify improvement later.
Preparation and Jacking
Skirtings come off, services are disconnected, and hydraulic jacks raise the building no more than 10 mm per lift.
Old Stump Removal
Deteriorated posts are cut free or dug out and disposed of responsibly; new footings rest on undisturbed soil or poured concrete pads.
Installing New Stumps
Fresh posts are plumbed and packed, ant-cap flashings fitted, and adjustable heads fine-tuned for level.
Re-levelling and Finishing
Jacks are released gradually, floors rechecked, services reconnected, and landscaping tidied—leaving only discrete vent holes as evidence of the work.
Cost, Savings, and Value
- Prevent structural failure: Early intervention is far cheaper than underpinning or demolition.
- Boost resale value: Level floors and a compliance certificate attract more bidders at auction.
- Energy efficiency: Correctly aligned doors and windows reduce drafts and heating costs.
- Piggy-back projects: Upgrade plumbing or wiring while the floor is raised to avoid future access fees.
Post-Restump Maintenance
- Annual level check: Run a laser along the longest hallway and record readings.
- Ventilation: Keep subfloor vents clear to prevent condensation and timber decay.
- Drainage: Ensure downpipes discharge away from footings; add ag-pipe if necessary.
- Pest monitoring: Book yearly termite inspections—even with concrete or steel posts.
- Landscape caution: Plant trees at least three metres from the perimeter to avoid root heave.
Structural Assurance
Level floors, smooth-closing doors, and crack-free walls improve comfort and safeguard your investment. If significant movement persists after restumping, complementary solutions such as underpinning can stabilize adjoining masonry walls. Act early, document every adjustment, and schedule routine inspections so your foundation supports decades of safe, comfortable living.