Reblocking / Restumping a House

Restumping or reblocking a house is one of the first jobs for anyone renovating a house to consider. Foundations are the key to a long lasting renovation and when done at the initial stages, before any other major works have begun, have the potential to save you lots of money in the long run.

D.J. Baker and Son provide some ideas on how to deal with construction issues such as rising damp, restumping and reblocking and foundation protection or repair. Restumping costs to prevent problems are well worth the investment and if there are existing issues, repair is a necessity.

Most houses with timber stumps will last anywhere from as little as 15 years to as many as 50 years. This will depend on many things such as the soil conditions, which timber is used, quality of drainage and possible termite attacks.

Inspection

A visual inspection by a house restump can be made by looking for signs of deterioration of the stumps and signs of cracking or movement inside with walls and floors. After checking stumps and inspecting other parts of your home, we can then advise you on whether restumping is required or when you should have your foundations checked again.

Restumping and reblocking

To restump or reblock your house, the house will need to to be first jacked up and supported. The stumps are then removed and replaced with concrete stumps that last for a longer period and resist problems such as termites more effectively.

Within your home the floors will need to levelled and crooked doors and windows may also need to levelled. After the initial cost of installing the new foundations, the amount of work needed to fix problems in your home (if any) are what may add to the price. This can be a lot of work, so restumping before commencing any renovations is important so not to have an inaccurate budget for new works.

Costs involved

An old house in Melbourne may cost more if it is close to the ground, when compared to a home with easy access. So prices can vary greatly for the same number of stumps. A quote is always necessary.

If you are renovating and replacing floors in a house, then that’s a great time to restump. This is because the easier access available at this time will usually reduce the time required to safely reblock your home.

As with any renovation you need to look at the total project, restumping an otherwise sound house comes down to safety and protecting your investment and if there are any issues, it will surely be well worth it at renovation stage.

Frequently Asked Questions

How do I know if my house needs restumping?

Signs of structural wear that indicating a possible need for restumping include:

  • Crooked door and window frames
  • Cracks appearing in plasterwork and brickwork
  • “trampoline” effect in the centre of rooms
  • Sloping floors
  • Foundations decaying beneath the house

It may also depend on the age of your house. If your house was built before 1970 then there is a good chance it will be due for reblocking soon. Preventative maintenance is better than waiting too long to reblock your house and this can be dangerous and leave your house’s foundations in poor condition.

How much does it usually cost to get my house restumped?

This is not a one size fits all solution and depends on the size of the house and the seriousness of the problem, but a typical three bedroom house will cost between $5,000 -$8,000.

How long does it take to reblock a house?

In most cases of reblocking houses, it will take around 5 days.

Do D.J. Baker and Son guarantee their work?

Yes. We provide a 7 year guarantee on our work.

Do I need to move out of my house while you are reblocking?

Usually you can stay in your home while we work.   D.J. Baker and Son will advise you on the full extent of the works that will be undertaken before we start so you can assess your living arrangements.

Do I need to have permits before you start?

D.J. Baker and Son will obtain the necessary plans and permits on your behalf.

Do you have insurance?

D.J. Baker and Son have 10 million dollars of Public Liability insurance cover so you can rest easy.

How will the floorboards be affected?

If there is at least 600mm clearance underneath your house for us to work in then your floorboards will not be affected.  If there is less than 600mm clearance, by law we must work through the floorboards, which will mean removing some of the floorboards from your house.

What is the difference between Reblocking and restumping?

Reblocking and restumping are terms that describe replacing the old ‘block’ or ‘stump’ foundations of a home with new concrete stumps. Reblocking and restumping is mostly for older weatherboard homes which are raised off the ground with foundations. The terms basically mean the same thing.

What sort of materials do you use for reblocking?

D.J. Baker and Son use concrete stumps which are built to Australian Standards and last much longer than traditional wooden stumps, which is why we are able to give a seven year guarantee on our work.

“Foundations are the key to a long lasting renovation and when done at the initial stages, before any other major works have begun, have the potential to save you lots of money in the long run.”

Testimonials

Thanks for all your hard work guys, it was a big job but you made it as painless as possible.. Really happy.

Troy Winney
Homeowner

Please pass on my thanks to the team for a job well done.

Andrew Green

Thanks Lee & Kerry, Damien and Jordan were great. Thanks for fitting the job in as soon as you could. I will definitely recommend you guys if I hear of any friends needing some restumping work!

Sarah Lake
Sarah Lake Architect

I definitely won’t hesitate to refer your service to others. Lee was very polite, professional and approachable and his workers were polite and friendly too. Regards Claudia & Raj.

Claudia & Raj

Gary and I are very happy with the work and Ben was fantastic. Thank you once again.

Gary
Dandenong North

I just wanted to write and thank you for the work that you and your team did on our house. The results were better than we could have hoped for. The boys did a great job. They arrived when they said they would, they made sure we were across what was happening and the next steps. We couldn’t be happier with the outcome. Thanks again for all your hard work.

Mick
Montmorency

The guys have just left and they have made a big difference. The big cracks in the wall plaster have closed up (a few v new small ones have appeared, as Lee warned me about) and importantly, all the doors now open and close. We can now do a bit of plastering and painting knowing that the walls are stable. We will also have to replace our shower screen door because it is now out of square. I think the guys repacked about 6 stumps.

Peter
Vermont South

We recently had four rooms restumped in March 2017 by DJ Baker & Son. When we first engaged DJ Baker, Don came out to inspect and made the effort to properly ascertain what was required and how the job could be completed efficiently. He took the time to work out what acess was best and how his team could gain access.

A very competitive price of $4,600 (which included building permit application) and the job was completed in two days!

Malcolm and his team arrived as planned and were straight into it. Although a tight squeeze underneath the house they managed to replace about 20 stumps as planned.

Highly recommend using DJ Baker for any restumping work. They are efficient, reliable and honest. Well done guys-really appreciate your work.

Gary
Ormond

We had our house re-stumped about 7 months ago by D. J. Baker & Son, in East Bentleigh, Victoria, and we were/are very happy with their work. Nothing was too much trouble for them and we must thank Malcolm for his true professionalism. If you want to have a stress-free service for your restumping, we’d highly recommend D J Baker & Son.

Julius Zuben
Homeowner

Thank you for the works, and the pleasantness of the team of workers who were nice to have around, Sincerely.

Beverley Grant

We were very pleased with your firm’s service and prompt attention.

Damian Taylor Morrell & Koren
Bayside

Thanks for a great job on the restumping of the house. We are very happy with how it has turned out.

Ron Thiele

The house is awesome, I'm still getting used to a level floor where there used to be dips, it's quite disorientating! Such a thrill to close doors again after many years too 🙂

The guys were great and went to great lengths to make sure all doors weren't jammed and closed properly. I also have indoor cats and free range chooks and they were very careful to make sure the back door and gate was closed each time they came in and out, I'm very grateful.

Dympna Grey
Balwyn

Please pass on my thanks to the guys who did it and took the time to go through the house and explain what was going on. Singing under the house kept me well entertained. We will pass on your name to others in the future.

Wayne
Montrose

Job was done in a couple of hours. Good price. Happy customer.

Sofya Barysheva
Homeowner

Very happy with the end result. The quote was good and the work was on time with minimum disruption and no need to cut adjoining concrete paths. Two people did the work normally done by three without extending the quoted length of time. Don, Lee and Haydn were very friendly and helpful.

Peter Stokes
Homeowner

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Ringwood VIC 3134
Phone: 0418 391 546
Email: enquiry@djbakerandson.com.au