Understanding The Cost Factors When Restumping Your House

Posted on: 30 November 2021


Older homes sitting on timber stamps will need to be restored at some stage. Though the task can be a huge undertaking, house restumping is a crucial process that will save your home from total structural damage. If your home has cracks on the walls, irregular floors or sticking doors and windows, it's time to check your stumps. You want to replace damaged timber stumps with concrete, galvanised steel or rot-resistant stumps to reset your floor levels, protect your home from future damage and guarantee your home remains in good condition for a long time to come. 

Much like a major renovation, a house restumping can be an expensive undertaking, and the last thing you want is to consider the least costly option. You want the job done correctly if you're going to support your house years into the future. So, what affects your final bill?

The Height of Your Home

A home with an elevated altitude off the ground is easier to work on, and the labour cost is relatively lower than a home that sits low on the ground. The more limited the space is underneath your home, the tougher it will be to assess the damage. Also, workers will be forced to excavate before they can start digging. In some severe cases, your contractor can suggest lifting floorboards to aid restumping, adding to the cost.

Scope Of Work 

A restumping job that calls for multiple site visits will cost significantly more than a job done all at once. A larger home will have many stumps that require replacing, take longer to re-stump, and ultimately cost more than a relatively smaller property. The cost will also vary depending on the material used. For example, galvanised steel stumps are more expensive than concrete or wood stumps but are easy to maintain and last longer. 

Soil Conditions 

While you have little to no control over soil conditions in your location, the soil below your home will influence the cost of restumping. A soil test is mandatory during a house restumping, and poor soil conditions call for more work to guarantee a successful job. Soil conditions also determine how deep your foundation can go and ultimately affect the bill you receive. 

The Existing Foundation 

If your foundation is okay and can be re-used, it will offer savings on time and money. Alternatively, a change in materials used in the foundation will lead to increased cost but will also provide a lasting structural framework.

As earlier mentioned, house restumping is no easy undertaking and can lead to expensive consequences should you cut corners. Don't hesitate to compare different quotes to ensure the contractor you choose can offer you a competitive price. 

Contact a local house restumping service to learn more.