Melbourne is full of gorgeous old homes that are requiring a little structural love. Restumping and reblocking is our forte and we can help you undertsand the restumping cost in Melbourne.
There are many details that can change the pricing of your home restumping cost. Below, we outline each factor and the details we look for when quoting your construction project.
The first question is, what type of house do you have?
A double-brick, brick veneer or weatherboard are the three main types of houses we work with.
You can identify if you have a double-brick home as it is constructed with two skins of brickwork in the exterior walls of the house. It is by far the heaviest and often requires underpinning concrete underneath the external foundations to repair these walls. However, we can often still repair fall in the interior walls by lifting off of the internal stumps and get you a simple fix for door frames and cracking in plaster.
A brick veneer house is a wood frame house where there is a single layer of bricks on the exterior layer of the house. It is a similar situation to a double-brick, you can lift inside the internals to an extent, but a full assessment of the exterior foundations is required.
A weatherboard house has a full timber frame with stumps throughout the entire foundation including the exterior walls. If you have noticed issues such as door frames out of alignment and unusual fall in your floors, you can often spot obvious rot in degraded timber stumps.
Number two, how many stumps are under your house?
Obviously the higher the number usually means more labour and more materials. However, we can find a solution to your situation, sometimes a large house might only need a lift and pack and sometimes damage in an area of the house is isolated. We work with anything from low-range sized houses on 30-50 stumps, to the most common mid-range houses on 50-100 stumps and the larger floor area with over 100 stumps. Try not to jump to conclusions, it is always best to receive your inspection and quote. You may be surprised with the positive outcomes we frequently provide.
Number three, how is the clearance in your house’s foundation?
We pride ourselves on being able to get under any subfloor. However, despite Australian standards usually requiring anything between 150mm to 400mm clearance from your bearers to the soil, in older homes requiring foundation works this is often no longer the case. In this situation we can excavate soil to access these areas, this is preferable to avoid the hassle of removing and damaging flooring, however there are compromises we can make when organising a quote with you.
The foundation is literally the basis of your home, it provides crucial support to the biggest and most important investment most of us ever make. When it comes to the restumping cost, we encourage you to take on multiple quotes from reliable and trusted restumping and foundation repair experts, but we have confidence at the end of the day you will choose us. Despite providing affordable and competitive pricing, we use strong and stable 100mm concrete stumps, we always replace and install bearers with 90mm F17 hardwood, and all permit works are independently inspected by Metro Building Surveyors. Our reviews are a clear representation of our abilities.
If you are still trying to determine if your house needs restumping, head over to our blog post Does My House Need Restumping?
And finally, the actual restumping cost!
The restumping cost is going to depend on what your home requires, which first needs be assessed properly by an experienced contractor.
Lift and pack (also known as a jack and pack or house releveling) – often this is a one-day job, but it is hard to nail down a decisive number without quoting the job properly first. It will depend on factors such as good access to the subfloor and the amount of lifting required.
We will identify the problem areas such as doors not working, cracking in walls or sunken floors. On the day we then send a couple of workers in underneath to set up several jacks in each area and carefully lift the house off of the stumps and pack in with solid plastic packers, quickly returning your home to a safe and functioning condition.
The house restumping cost in Melbourne will be anywhere between $5,000 and $20,000, depending on the factors discussed above. A free quote is all you need to fully understand your unique situation.
Empire Foundations completes free assessments and a very detailed quote, ensuring you have a thorough understanding of your homes requirements. The quote shows your restumping cost and you can look at our reviews and feel confident in our team with your home.
Email Eric today and get your assessment booked in. [email protected]