Natural disasters are events that happens unexpectedly. The only thing everyone can do is to prepare for it. For flood-prone areas, one of the best solutions to protect your life and assets is by raising your house through restumping.
House restumping has been a popular choice for years and is proven to be a good investment. And just like with any other investment, most homeowners will begin the process by asking one question – how much does house restumping cost?
When determining the restumping cost, you need to consider five factors and those are the following:
Existing stumps and foundations
This is important to take note because this will determine the extent of damage your house stumps have. Also, this will give you a clear idea on the exact number of stumps you need.
Existing Stump holes
Aside from the stumps and foundation, you also need to check the holes of the existing stumps. This is to know if the holes are still good to reuse or you need to excavate a new one for the new stump to fit.
The soil’s type has a huge impact on the stumps, foundation and the overall work process of restumping. Therefore, it’s important for you to have your soil checked first. Your soil must be non-reactive and has enough moisture. Non-reactive in terms of stability. When the soil has too much or less water, it has the tendency to sink down. While the moisture makes the soil compact, which is good for the foundation.
The two common types of soil in Australia are the following:
- Clay is a reactive type of soil. But this doesn’t necessarily mean that it is not good for restumping. There are methods that can help to stabilise it even if you are living in the city with high rainfall risk such as in Queensland. These methods:
- Always maintain your drainage, plumbing or sewer system.
- Do not install sprinkler system next to the area of your stumps.
- Test your soil and find out their type classifications. Note: Type H and E must be avoided.
- Do not plant vegetation such as trees on the area with type M, H and E classifications.
- Sand is a convenient option for most homeowners because it has the least issues. Also, it has a Type S classification which means stable site.
The height and size of the property
The size of the property is an important factor when determining the restumping cost because it will help you know the exact numbers of stumps (and size) which you will be needing for this project. If the size of the house restumping area is around 150 square metres or consists of 1 bedroom, you can expect to pay at least $10,000 to $23,500. Higher than that can cost $25,000 and up or $500 to $700 per stump.
While for the height, this will give your builders an idea on the amount of space they are going to work on.
Note: The shorter the height of your house is, the more it will be difficult for the builders to access it. The builders will need to dig just to perform the job. The excavation will have an additional cost.
Choice of Materials
The are plenty of choices for restumping materials but the most common are concrete and timber. The price of each material will vary depending on your location. For example, Melbourne: the cost of concrete ranges between $60 to $100; while in Brisbane, the restumping cost for concrete ranges between $230 to $400. While for timber, the cost in Melbourne ranges from $68 to $100 per stump; while in Brisbane, it can range from $176 to $261.
In other cities, you can expect the following adjustments: Adding 7% for Perth and 2.5% on Hobart.
Number of Days Needed
In home construction the longer it takes to complete a job, the more expensive it will cost you. To avoid paying additional fees due to work extensions, make sure to keep everything on schedule. The normal work length for restumping is a minimum of 7 days to 14 days.
After thorough consideration and if you still have doubts, you can always follow the default restumping cost structure as a guide for your budgeting: materials = 46%, miscellaneous Fees (permits, GST and taxes) = 21%, and labour fees = 33%. This will help you avoid overspending on the restumping job.
House restumping is a good investment to strengthen your house stability. The key to having a successful restumping job is to hire a professional builder that can do it right the first time.
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