Greetings all,
I am contemplating my first attempt at a reno. Most of the costs I have a fair idea on, but the one that escapes me is restumping. Would anyone be able to provide a ballpark figure for re-stumping a low set cottage style home (about 3ft off ground). About 220sqm under roof, not sure what other info to provide
cheers
Shane
we paid approx 3 years ago $6k to restump a 12square post 2nd world war cottage that was about that distance off the ground (they have very small employees)
Thanks Maree. I have been trying to track down the oompa loompas to no avail. I was budgeting for $20k, so if it comes in under $10 it may help me make my decision.
I was going to delete this thread after only getting the one reply but there seems to have been quite a few views so I might keep it going. I am going for a second viewing of the property this week, taking a builder with me to get some more accurate costing on the work. I’ll post it in case someone else is interested.
If the stumps are in good condition, and only a little bit unlevel (less than about 2.5 inches), you can get the whole place re-levelled and stumps re-packed with hardwood or fibre board. It's generally cheaper than digging out and replacing the old stumps.
A reputable company did this for me for $2600, about 1 year ago in QLD.
They also quoted $500 per stump for replacement if they were rotten or had sunken greater than the 2.5 inch distance. We did not need any replaced, which is not bad for 80 year old stumps!!
This was for the timber stumps.It doesn't look quite as schmick, but it does the same job. And for a rental it matters little. For sale, it may be less visually appealing.
Thanks Grimnar. After the initial walk through the property the floorbaorads were not entirely secure in most places and the skirting boards had come away in some rooms where there was almost like a wave. But it is sounding more and more like my $20k estimate was excessive, which is now turning out to be a good thing.
I want to replace the floorboards anyway with the timber look vinyl, so having a fibre board floor put in looks like the quote to pursue.
I have restumped a few places (am not a builder) – yours is a fairly big property for an old timber property on stumps if your 220m2 is correct – to have a guess you will have approx 35 stumps to replace. In SE QLD there are many guys who specialise in restumping work not sure in other areas. at your height I would say $300 – $350 per stump would be a fair price to allow in your budget at your height off the ground but you will have to do some negotiating. 99% of builders will just engage one of these restumping guys up here.
If you are in QLD you may even do slightly better at the moment. I agree with Grimnar though if you are going to rent it just level it up and carry on, however don't go doing any renos to it as it will sink again..this is pretty easy though and you can do it yourself with a waterlevel and a bottle jack…
Sorry Grimnar IMO the main reason timber stumps sink is because they are eaten out by termites and they become like an arrow at the bottom and will keep sinking – I reckon if you got under your house now you might have some loose bits of masonite/fibro where they chocked it up. I hope I'm wrong!Well it didn't work out the best. Two main reasons:
1. Frame was built on top of the floors
2. Because of the slight grade on the land, clearance on one side of the house was 3ft, on the other only 1ft. The only way the builder would do it was if the floors could be ripped out, which was fine by me but with the frame built on top of the floors it was no longer a viable option. Unfortunately!!So back to the drawing board and look for a more suitable property. Thanks to all who added their thoughts.
p.s. Texaco, as for a few bits of masonite or fibro, there was a few stacks of bricks under the house where they had attempted a DIY support job.
Shane – good call! (to walk away) Unless you do labour yourself my reno budget usually goes as follows: Cost = (budget + 25% contingency) x 2!!
I have had a quote for about $350 per stump
Keiko – what height off the ground?
Texaco wrote:Keiko – what height off the ground?Hi Texaco, That was for a low set home
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