How Much Does Restumping a House Cost? [2024]

Venturing into the world of home ownership involves navigating a multitude of maintenance and repair tasks that are part and parcel of the journey. One of these vital yet frequently overlooked — or even unheard of — tasks is restumping.

Over time, house stumps can deteriorate due to factors such as soil movement, moisture, termite damage, or simply getting old.Restumping involves replacing the existing stumps that support your house with new metal, concrete or timber stumps. 

Restumping is essential because it ensures the stability and safety of a house. But, if the thought of restumping — not to mention the associated costs — stumps you, fear not.

We're here to give you the lowdown on the importance of restumping, how to spot the signs it's time your house stumps need replacing, the average house restumping costs in Australia, and more.

What is restumping, and why is it important?

Restumping, also known as reblocking, is the process of replacing the timber house stumps or concrete stumps that form the foundation of your house. Over time, these stumps can rot, crack, or sink due to soil movement and other factors, which can then lead to structural damage to the structural integrity of your home.

What is the restumping process?

House restumping contractors may work slightly differently from each other, but the average restumping process includes the following:

• Assessment: A restumping contractor will need to carry out a comprehensive assessment of the stumps and floor level of the entire house, looking for any deteriorated timber stumps, damage, or unevenness. This step also includes an evaluation of the soil composition and stump depth
• Jacking and removal: Specialised equipment and techniques will then be used to jack up your house and remove the old stumps. Some restumping projects may also require additional excavation work
• Placement of new stumps: Your contractor will then install the new stumps, ensuring they are carefully positioned and adjusted for optimal load-bearing capacity and stability.

Et voila! Your house restumping job is complete.

How do I know if my house needs restumping?

You may not have x-ray vision to see your home's foundations, but there are telltale signs that your house might need restumping. Look out for:

Sloping floors

If you notice that your floors are sloping or uneven, it could be an indication of foundation issues, which in turn can lead to restumping

Cracks in walls and ceilings

Cracks appearing in your walls or ceilings could also be a sign of foundation movement

Door frames and windows sticking or not closing properly

If your doors or windows are difficult to open or close, it could be due to the foundation settling or shifting, indicating — you guessed it — the need for restumping

Bouncy or sagging floors

If your floors feel bouncy or sag when you walk on them, this could indicate that the stumps have become weak or damaged and need replacement

Visible signs of stump deterioration

Check the condition of the existing stumps bu keeping an eye out for signs of rot, termite damage, or cracks in concrete stumps

House restumping cost guide

Now, let's tackle the million-dollar question — or rather, the average $5,000 - $20,000 question. Yep, that's right. As of 2023, the average cost of restumping in Australia falls within this range, but we reckon it's worth every cent to keep your house from doing the downward dog.

Many sources say that the cost per stump is, on average, $500-$700 per stump. But it isn't just the cost per stump you need to think about. When it comes to restumping projects, there is a lot more to think about when it comes to the costs involved.

Factors affecting restumping costs

Like most construction jobs, several factors can influence the cost of restumping.

• Professional fees: These could include site inspections, engineering reports or soil tests
• Condition of existing foundations: If the existing foundations are still in good condition, this could reduce costs
• Usability of existing stump holes: If the existing stump holes can be reused, this can also cut down on costs as less excavation work is required
• Stump material: The material used for stumps can vary a lot in cost. Galvanised steel stumps, while durable and low maintenance, are definitely more expensive. Wooden stumps are cheaper but don't last as long.
• Additional repairs: When restumping a house, you might come across other repairs that are needed, such as repairs to flooring, walls, or plumbing affected by stump movement
• Soil condition: The condition of the soil impacts cost. Poor or unstable soil conditions often require additional work or materials to ensure stability
• Permit fees: In some areas, council permits may be required for restumping, as it is counted as a construction/building activity
• How many stumps need to be replaced: The number of stumps needing replacement significantly impacts the overall cost. The more stumps there are, the higher the cost
• Access under the house: The accessibility of the space under your house will impact the cost to restump. If your home sits low to the ground, the cost of restumping can potentially rise due to the extra labour involved
• Location of the house: The location of your property can affect costs, with prices varying across different regions and cities
• Temporary accommodation: Depending on the extent of the work, you may need to factor in the cost of alternative accommodation while the restumping is carried out

Additional costs to consider when restumping

The most important thing to remember with restumping is that it is rarely just the cost of restumping that you need to account for. During the process, you may discover that there has been damage to the house that needs fixing, which you likely won't know about until you get a professional to look at your property.

How to choose a restumping contractor in Australia

Restumping is a big and complex job, and you want a restumping contractor that you can trust. Request multiple quotes, read reviews, and ask questions. And then consider their reputation, experience, insurance coverage, and, of course, their price.

Remember, though, that the cheapest is often not the best, and if there is one thing you don't want to scrimp on, it's keeping your house standing upright!

Are you ready to restump your house?

There's no denying that the restumping process is a big job that can cause a few headaches, but restumping is an essential task. Without it, your house could — quite literally — turn into a money pit.

As a homeowner, consider restumping an investment, a necessary one at that. Not only does it ensure the longevity of your property, but it makes it safer too, and could even add value. Find a restumping contractor near you.

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