Useful articles on Restumping from our archives at Black & White House Raising services in Brisbane, Gold and Sunshine Coasts.

Why You Need to Adhere to Laws and Codes for Lifting and Restumping

Having your house raised or restumped is a big job, and one in which there are many variables where something could go wrong. It is for this reason that there are specific laws and ordinance codes that are in place, to ensure that all work is carried out properly. If the work is not done correctly or not according to local codes and laws, it could cause any number of problems for you down the track and you may lose your home. Worst case scenarios could mean that your house will need to be pulled down due to lack of compliance, or that it may fall down of its own accord, and cause injury to yourself or someone else.

Ensure the Work is Legal

If the house raising or restumping work is not completed according to the laws and local ordinance codes, then it is likely that it will not be legal. This means that the council can come along and ask you to pull your house down, and there is nothing that you can do about it. The checks and balances that are put in place for all industries, is done so for the protection of all parties concerned to ensure that work is carried out properly and to minimise any harm.

Professional Workmanship

Putting time and money into having your house raised and restumped means turning your whole world upside down for a period of time with a view to having newly refurbished premises to call home. Choosing a reputable business, such as Black and White Houseraising and Restumping, to carry out this work is paramount to getting the job done properly on all counts. We are a professional company with many years of experience. We will be able to advise you on everything that needs to be done, ensuring that you adhere to the appropriate codes and laws.

Protect Yourself Against Injury and Litigation

Choosing a company that knows what they are doing will save you on issues and problems both during the time when the work is being carried out and later when you are left with your house. Should you decide to opt for cutting corners to save time or money, would only leave yourself open to the possibility of something going wrong in the future. It may not be as simple as needing work to be redone, but could lead to injury and the possibility of litigation, which could cost you a lot more than it would have if you had it done properly in the first place.

Things To Consider Before Choosing Professional Restumping

When tackling a home renovation project, the first thing you will want to consider is whether to restump the house. The foundation of the house is the most important part, as without a strong foundation, it would be a complete waste of time to do any other work to a house. The best thing you can do when renovating is to work from the bottom up, and deal with the most important part first, the foundation, and go from there. Here are some things to consider before choosing to engage the services of a professional restumper.

Is the House Worth Restumping?

One glaringly obvious question to ask is whether the house is worth going to the trouble of restumping. If the house itself has issues such as termite damage, dry rot throughout, or has been badly constructed to begin with, then restumping it will mean that you are throwing your money away. If the house itself is not in good order, it might be a better idea to take the whole house down and start afresh.

Restump or Raise?

If you have had the building inspected and deemed it worth saving, the next thing you might want to think about it is, how high? If you are planning on raising the house to restump it, you might want to go the extra mile and have it raised enough to build extra rooms underneath. This would often mean a bit more of a long-term financial investment but creating more space could really change the house significantly and increase its resale value.

Choice of Stumps

So once you have made your decision about what you want to do with the house, you will need to choose which materials you want to use for your restumping project. Most of the older stumps were timber, which need to be replaced anywhere from 15 years to 80 years, depending on other factors such as wood used, soil conditions and other external factors. Most new stumps are made of concrete with galvanised steel inside, which will last a lot longer than the average timber stumps.

Building Permits and Relevant Paperwork

Before you can go ahead and get the restumping underway you will also need to organise building permits and other relevant paperwork. If you are choosing the services of a professional such as Black and White Houseraising and Restumping, they will provide information to you about what is needed and the costs involved.

Stump Damage – How It Affects The Overall Appearance Of The House

If the stumps of your house are damaged, the signs will become evident quite quickly over time, negatively affecting the overall appearance of your home. While the state of the actual stumps may not be easily seen from the outside, due to their position under the house, if left unrepaired they can damage the rest of the house considerably. This could lead to them greatly affecting the aesthetic value of your house as well as causing it to become structurally unsound and it could end up being a job that costs a lot more money.

Cracks in the Brick and Paintwork

One of the first signs of damaged stumps is visible cracks in the brick work and paintwork of the house. Some people think they need to go for the quick fix of repairing the cracks and paintwork with plaster, but this will not fix the problem for very long if the cause of the problem is not repaired properly. Fixing the paintwork and brickwork will become a lifelong task as your house falls down around your ears.

Uneven Floors

When wooden stumps have deteriorated considerably you may start to notice that the floors of your house are uneven and sloping down-hill in one direction or more. There is nothing you can do to fix this issue other than fixing the cause of the problem, which is repairing or replacing the stumps of your home. One way that you could fix the problem is to have the house raised and new foundations put in place with galvanised steel stumps. While this might seem like a big job, it is the better alternative to the long term problem of leaving rotting stumps deteriorating rapidly underneath your home.

Leaning and Sagging

Over time, as the failing wooden stumps break down it can cause the house to start to sag in places and eventually the weight of the house may cause it to lean to one side. If particular stumps are more damaged than others they can not only make the house structurally unsound but can become a real eyesore. The longer that you leave damaged stumps unrepaired the more your house will begin to show visible signs of decay. If you have any suspicions that there may be damage, be sure to phone Black and White Houseraising and Restumping and have your home inspected today.

Indications That a House Might Need Restumping

For those who are looking to buy a house, or currently own an old house, there may be reason to check what repairs might be needed in the future, and whether the house is in need of restumping. Most houses are built on wooden stumps, which eventually need replacing. There are particular aspects of the house to look out for that will indicate that it needs to have its stumps replaced.

Replacing stumps when it is first indicated will prevent further damage to the house and provide you with peace of mind that your space will last the test of time, and moisture. Often, they can be replaced with strong hardwood or galvanised steel for strength and durability. They say that knowledge is power and that forewarned is forearmed, so read on for some of the indications that will reveal tell-tale signs that a house may need to have its stumps replaced.

Sloping or Uneven Floors

If the floor of the house is sloping, it is very likely that the wooden stumps have started to rot and decay. Often, we may not notice that there is sloping in the floor until there is a large degree of rot in the stumps, but one way to check is to roll a rolling pin or a marble along it. Regular checks such as this can assist you in catching the issue so you can fix it as quickly as possible.

Moisture

If you are aware of increased moisture around the stumps and foundation areas, due to weather events such as excessive rain or flooding, it is definitely worth taking a look at what is happening on the underside of your house. Moist wood is tasty food for termites and they eat everything on the inside, leaving a hollow space where they have been, so if there are signs of moisture damage you will need to have an inspection to check the areas thoroughly.

Instability and Decay

Other telltale signs that there could be a problem with the stumps or foundation are cracks in the plaster or brickwork, or decay of areas under the house. If the doors start to creak or do not shut properly this can be another sign that there is moisture damage in the house.

If you notice any of these indications, it is important to have the area assessed by a professional such as Black and White Houseraising and Restumping. It isn’t worth letting it go, as termites could be eating you out of house and home without any indication, until your house is literally falling down around your ears.

house and family paper

Replacing House Stumps Requires Professional Expertise

Most modern homes in Queensland, that is, homes built in the past 40 years or so, are now concrete slab constructions, which are a complete turn-around from the methods used since European settlement. In pioneer times, houses were built on timber stumps and it was not until mid-20th century that the timber stumps were replaced by concrete. As time passed the timber stumps aged, becoming rotten and defective and it is now a multi-million dollar business to have them replaced.

Trust Only Experienced and Competent Operators

The types of stumps that are used in Queensland are either CCA (copper chrome arsenate) treated pine or concrete. Connecting the new stumps to the bearer is a crucial part of the operation as any shortcuts by dubious operators will place the whole structure at risk. This is why selecting an experienced and trusted contractor is absolutely essential.

The Black and White House Raising company is a member of the Master Builders Association and holds a BSA licence, as well as being fully insured. With 12 years of experience in raising and restumping homes, they guarantee their work and operate in all suburbs in and around Brisbane, the Sunshine Coast and the Gold Coast.

Some Hints to Sort the Best from the Rest

They are happy to offer the following information to people looking for reliable and experienced contractors, as they know that their operation meets all of these criteria:

  • Obtain quotes in writing and specify the type of stumps to be used and their spacing.
  • Request that when the work is completed, the floor will be brought reasonably back to level that is, within 10mm.
  • The work must be performed to meet the relevant building standards and regulations.
  • The contractor obtains the necessary building permit or permits.
  • If floorboards need to be removed, to what state are they to be restored and whose responsibility is it to remove and replace floor coverings.
  • The start and finish dates of the project.
  • The full cost including GST.

Compare Quotes Carefully

When comparing quotes, make sure that the items in all the quotes are the same. A lower price may mean that some part of the operation has been left out, which could cause major problems later on. One way that unscrupulous operators save costs is by not supplying sufficient stumps. The homeowner is usually unaware until the floor becomes uneven or cracks appear in plaster walls.

The standard of professional restumping provided by Black & White House Raising can be verified by contacting some of their many satisfied clients. For genuine, reliable service at very competitive prices, give them a call.

couple in their new home

Choosing the Right Restumping Service for Your Home

Restumping and house raising can be very beneficial to homeowners in many ways. It is a great solution for houses that constantly have to deal with rising waters during strong rain and storms. Restumping is also a viable solution for homes that are having structural problems due to termite infestation. Old houses with timber stumps are sure to need  quality restumping intervention or the building could be in danger due to structural instability.

While it can be easy to know if a house needs a restumping and house raising job, it is not as easy to find the right restumping service. With so many companies offering restumping and house raising services, there are a few points that can be considered to find the right company.

Assess Their Technology

Much of the success of a restumping and house raising work is dependent on the technology that is being used. Make sure that the company is equipped with the latest technologies  in jacking systems to safely lift the house.

Reputation

Naturally, the company that homeowners should hire must have good reputation. It would be good to do a background check on the companies offering restumping services in the area. Ask their former clients for some feedback to get an insight on the quality of work. It is advantageous if the company is a member of reputable groups such as the Master Builders Association. It would be advantageous if the restumping company has extensive experience working with homeowners and professional builders.

Expertise and Available Services

Every homeowner will need a specific type of restumping work, depending on the existing situation. The house may simply need a replacement of the stumps or it may have to be relevelled to correct the defects caused by stump damage. The house may desperately have to be raised to be safe from torrential rains  and flooding, or the homeowner may just want to move the house to another site, perhaps to make room for a subdivision of the lot. The homeowner should be selecting a service based on the work that needs to be done on the site.

Insurance

It is important that the company hired is fully covered by insurance. There are dangers involved in restumping and house raising work, so there is always that possibility of an unwanted accident happening. But if the company is fully insured, the homeowner does not have worry about accidents and liability.

couple buying a house

Buying a House? Choose a Reliable House-Raising/Restumping

You’re thinking of buying a house, at a temptingly cheap price, but it needs a major renovation. Or maybe you’re starting a business of buying houses for restoration and reselling after you’ve improved them. Either way, you will need some assistance such as house raising or lifting, and restumping or re-blocking services that Black & White House Raising can provide.

Before you do any restoration to the house, it’s best to consult with your agent first. Ask details about the house regarding its age and what materials were used, amongst others. This way, you can have a better idea of the house’s condition, before shelling out more money.

House Raising Defined

Efficient house raising  is a service done by construction experts. It literally denotes lifting the entire house, but of course, these contractors specialise in foundation repairs, demolition and they provide solutions to address water damage.

The three most popular reasons for having a home lifted are:

  • Preventing water damage;
  • Fixing a foundation, especially those already destroyed by water causing rotten timber foundations; and
  • Building an additional floor.

What is Restumping or Reblocking?

Restumping or re-blocking means resetting or replacing stumps or foundations that have already rotted or settled due to soil movement. When portions of the house’s flooring don’t seem to be on the same level or emit a creaking sound when stepped upon, especially on wooden floors, typically this means that restumping is necessary .

The common signs that a house needs restumping are:

  • Continually cracking interior walls;
  • ‘Soft’ or uneven floors;
  • Exterior cracking on brickwork; and
  • Doors and windows not functioning properly.

When replacing stumps, it’s usually more advisable to use concrete or hot dip galvanised steel ones, but they can be a bit expensive, although the lifespan will be almost indefinite and require low maintenance. Timber stumps are 10% cheaper than concrete, but they can only last for at most 20 years.

Not all stumps have to be replaced since the percentage of rotting may differ, depending on the amount of water damage or exposure. But if almost all your stumps have to be replaced, then it may be time to consider house lifting/raising, especially if you’re short on garage or basement space.

House-Raising and Restumping Linked

House lifting or raising and restumping are linked to each other because they’re both necessary to improve your home investment. Restumping cannot be done properly without raising the house, and a house won’t be stable enough to live in without good stumping underneath it. Once you have this settled, and hire the services of contractors like Black & White House Raising, you won’t have trouble renovating the property and eventually reselling the investment you made.

house inspection

Integrity of Home Stumps Essential

If you live in a house that is suspended above timber or concrete stumps it is essential to regularly inspect them to ensure the integrity of your home is not undermined.

Why House Stumps Get Damaged

There are many reasons a stump may be starting to show its age:

  • Older style concrete stumps may have had the internal steel exposed to the elements. A form of rusting erosion can cause the concrete to crumble away from its core strength.
  • A timber post may be infested with white ants. These little critters can be slowly working away at the inside of your post and you may not even know it until you start to notice a particular creak or warp in the floor that was not there before.

Another cause of stump rot could be that there is moisture under the house and surrounding your stumps. Moisture around your stumps can come from a variety of sources:

  • It may be that the plumbing is also ageing and starting to show signs of that age by leaking under the house.
  • A weakened, sagging stump could be putting pressure on a join or pipe and cause a crack. A leak can create a knock-on effect and damage neighbouring stumps.
  • It may also be that the storm water  coursing through the property the house is situated on is not being encouraged to flow away from the house and could be pooling underneath it instead.

Signs of Stump Damage

With over 12 year’s industry experience, Black & White House Raising, offer the most reliable house raising and restumping service. They suggest these tips to help you to determine if you need to call in the professionals.

Your house may need restumping if:

  1. You notice that your walls or ceilings are forming cracks that indicate the house is moving.
  2. The floor feels like you are walking on a ship.
  3. You feel like you are climbing a mountain or sliding down a slide when you walk across certain areas in the house.
  4. Doors and windows do not open or close as smoothly as they should or they get stuck and cannot be opened.
  5. You notice water under the house or you can smell a sewer smell that may indicate damaged plumbing due to house movement.
  6. You see evidence of white ants in timber posts.

Should you discover any of these, it is best to let the professionals at http://www.bwhouseraising.com.au examine your stumps to ascertain what repairs or replacements may be necessary.

Protecting Your Home Through Raising and Restumping

Dramatic changes in the climate have caused many tragic events recently. Many lives have been lost due to strong storms that resulted in major flooding in some areas. The weather pattern in the coming years is expected to continue to be erroneous, away from the normal and predictable course, so people are considering getting ready for any unforeseen accidents. One of the ways people can prepare for the unexpected is by upgrading the design of their homes to make them able to withstand strong water surges and flooding.

House raising  and restumping can be done to areas that are prone to flooding. This gives the house ample space underneath for possible floods that may strike the area. Raising and restumping is an ingenious way of providing flood solution to houses that are already standing. For a mere two weeks, experts in concrete stumping can raise a house by using an advanced hydraulic jacking system to push the house up from its foundations. Structural engineers are hired to devise new structural plans for the raised house, and the contractor for the house raising and restumping  handles the rest.

Benefits of Concrete Stumps

There are many benefits of concrete stumps to the house being raised. The prime benefit is of course protection from flooding incidents, especially so if you are living in an area that has experienced flooding once or twice already in the recent years. Because of the unpredictability of the climate and weather, it is but safe and assuring to carry out a raising and restumping  of the house. Some houses sitting on old stumps would need replace their stumps to ensure stability to the structures. Otherwise, it could pose danger to the people residing in the place.

Concrete stumps can also effectively protect the house from termite infestation, which are expected to happen in structural foundations that have been subjected to flood waters. Providing new concrete stumps for the house would keep them away from termites and other pests feeding on the wooden portions of the house.

Added Benefits of a Raised House

A house that has been restumped will also have better air circulation and cooler breeze coming in as it would be situated higher up. The space underneath that will be gained after raising and restumping can be used for other purposes as well, particularly during dry seasons when no storms are seen to come. Providing stumps to the house would allow healthy exercise to residents of the house since they will then be climbing steps to access the house.

Finding the Right Restumping Contractor

Restumping services may be called for if your house have rotting or damaged stumps that may become potentially dangerous. Defective stumps are usually found in older types of houses that utilised wooden stumps. Because timber stumps are meant to last for only a few decades, most of the old houses that used wood stumps will definitely need restumping. Defective stumps could cause floors to be uneven or cause cracks to appear on the flooring. Damaged stumps may also cause the windows or doors to get crooked. There are many benefits that can be obtained after a restumping job. Many of these benefits can be reaped if the right restumping service is chosen.

Results of Unqualified Service

Many problems could occur if an unqualified restumping service is picked to do the job. You must remember that this type of construction repair work is not that simple. If not done right, floors may be left unlevelled. Stumps may also cause cracking of the floor if the stumps are not securely fixed. This would result in unpleasant noise when stepping on the floor.

The Right Restumping Service

In finding the right restumping contractor, experience would play a major role the selection process. Contractors with a good deal of experience in the industry are more likely to provide high quality service. Your contractor of choice should also have the latest hydraulic jacking systems for the restumping job. The restumping required in your house may be for a restumping of the whole house. Using high tech hydraulic jacking systems would ensure that your house is raised safely for the restumping.

Be Careful of Cheap Service

You will need to be careful about the price quote of a restumping service. Cheaper service could mean low quality service and bad quality of stumps, so do not be taken in by low price for such a complicated job. You can do a background check on the potential restumping services you are eyeing. It would be good if they are a member of the Master Builders Association, which means that they are aware of the governing rules, regulations and standards set on construction. The contractor should also have full insurance coverage to ensure that any untoward incidents would be covered accordingly. You can check on the contractor’s past projects to see if they went well and if the end results were satisfactory.

Restumping projects are sometimes necessary to restore a house to its former glory. There are many restumping services in Brisbane , so the trick would be to find the best service for you restumping requirements.