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Archive for category: Restumping

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

How To Find Out If Your House Is Built With Quality Materials

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There’s a lot going on in a house; there are many different parts, some seen and some unseen. Sometimes, if the developer or person who built it tended to cut corners, there may be elements that need to be replaced or that are not functioning as well as they could. If some of the materials that were used are not of the best quality, this could affect the way the rest of the house is holding up, literally. The best way to check if your house is built with quality materials is to look physically at every part of it to see for yourself.

But this is not always easy for you to do on your own.

Because there are often parts of the house that you may not be able to access, they may require a professional to do an inspection to ascertain what materials the house is made from, and whether they are in need of repair or replacement. Knowledge of the different materials available and what to look for, will give you a good indication about how well the materials are performing. This will also give you an idea about their longevity. Companies such as Black and White Houseraising and Restumping specialise in knowing what is happening underneath the surface of houses, and it is important to have the right equipment to do the work that is required.

Check the Foundations

Foundational materials are often hidden underneath the house, so we usually have no idea what is happening with them until something goes wrong or we hire a professional to check the area. If quality materials have been used for the foundations, you will be able to see evidence of it in both the exterior and interior walls of the house. Poor quality materials that have caused foundation issues will produce cracks in these walls. Uneven floors are another indication that there may be a problem with the foundation materials too.

When it comes to foundations, the appropriate and quality materials are essential, because anything less will mean you could jeopardise your home and your family’s safety. Depending on the environment surrounding your home and the changing elements it is exposed to, various materials will be needed for different circumstances. A good builder will employ professionals to do the work, which means that they will use quality materials suited to each individual job.

Worst Case Scenarios For How Flooding Damages Your Home

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If flood events were all fun and games, riding wheelie bins through the neighbourhood and taking your dinghy to the corner shop, life would be all roses. Unfortunately, damage to homes during flood events costs Australians more than 300 million dollars every year, which is a lot of milky bars by anyone’s guess. Nobody wants to experience a flood event, especially not when it involves one’s home and all of their worldly goods.

 

They say that being prepared for the worst is the best way to avoid it happening, so knowing what areas may be affected by flooding could assist you with planning to rebuild, or refurbishing a dwelling.

 

Weakening of Structural Elements

 

Since the foundations of your house have such an important job to do, this is the area that you least want to experience the effects of flood damage. Weakening of structural elements such as your house stumps and flooring are the most likely areas to be affected by flood water, which, if left for any length of time, can severely impair their strength and longevity. Usually wooden stumps will last around 10 years before needing to be replaced but exposure to moisture, especially of the magnitude of flood waters could require them to be replaced sooner.

Damage to Electrical Elements of the House

 

Another area that can be extremely dangerous is if there is damage to the electrical system of the house. Live wires can cause the house area to become a liability and sufficient inspection and precautions should be followed before re-entering the home after a flood or weather event that may have compromised the elements. If the electrical elements of your house are too close to the ground, the likelihood of experiencing this problem is greater than if your house is raised high enough to allow for all electrical wiring to be well above the level of possible flood waters. Speak to Black and White Houseraising and Restumping about the recommended positioning for electrical wiring if you are in doubt or if you are considering raising your home to prevent flood damage.

 

Contaminated Drinking Water

 

On any given day, wherever your house may be situated, there are a lot of different fluids in the vicinity from local businesses, as well as other houses and sewerage. In the event of heavy flooding, there is a high chance that some of these contaminants will sink into groundwater where they could be flushed anywhere, including into your drinking water supply.

What Is the Correct Equipment for Restumping?

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There is a Russian proverb that says “If you don’t have time to do things right, you must have time to do it over”. When it comes to restumping a house there is no room for error, and often the margin for doing things over is very, very small, since the stability of the house depends upon getting it right the first time. It is for this reason that having the correct equipment for the job is as important as the professionalism and expertise of the person who will be doing the restumping. Because it is such an important part of the house, getting the right person to do the job is definitely worth researching to ensure that you don’t get any nasty surprises down the track.

Stumps and Pads

The choice of stumps will vary depending where in Australia you live. In Victoria, many houses are restumped with rot-resistant Victorian Redgum, which is slightly cheaper than concrete but will only last up to 20 years before it needs to be replaced. For many homes throughout Australia, concrete stumps are a popular choice, which are secured to both the floor frame and at ground level.

In Queensland, some houses also use Copper Chrome Arsenate treated pine, which is an effective stump for withstanding many of the factors that corrode the stumps. In some cases, pads are used as well but this is not always the case. Galvanised steel stumps are another popular option that is available for restumping or raising a house.

Ant Caps

Ant caps or stump caps are put in between the stump and the house to prevent termites from entering the flooring of the house above, if they do happen to get into the stumps. They are an extra defence against the wood chewing menaces that cause havoc for homes across Australia.

Anchor Bolts

In areas where the house is subject to high wind conditions, anchor bolts are usually attached to each corner of the house, around the perimeter at a distance of approximately every four metres and also under bracing walls.

Structural Beams

These are steel beams that are put in place when the area underneath the house is going to be used as a living space or as an undercover car park. They provide extra support between the beams of the house.

Jacks

An important part of the restumping process is the jacks that raise the house up and holds it there while the stumps are being replaced. Experienced, quality restumping companies such as Black and White Houseraising and Restumping use an advanced hydraulic jacking system to lift the house safely from its foundations. This reduces the possibility of human error as the house is held at the intended height.

For more information about the process, contact Black and White Houseraising and Restumping and we can come to you to assess what is needed and how to best achieve results that last.

House Improvement: Why Restumping Could Be the First Step

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With many television shows demonstrating home improvement techniques and ‘feel good’ stories about refurbishing the family home, many home owners are feeling inspired and looking for ways to revamp their space. The thing about houses is that no matter what you do to improve their appearance, if the foundations are not strong and trustworthy, then it could be more like a case of ‘rearranging deckchairs on the Titanic’, as the saying goes.

Reading the Signs

Every house speaks. Often we hear them whisper to us at night with small creaks and bumps as the house adjusts on its foundations. Sometimes the house speaks even louder as with the case of cracks in the walls and uneven flooring. If we listen and heed these warnings, we will see that these are signs that the foundations are struggling to support the weight of the house adequately and they are in need of repair. Often in the case of stumps, it could be a sign that the house is in need of restumping.

Start from the Foundations

For home owners it can be disappointing to look around at the cracks on the walls of their home and other areas where the house is looking tired and old. The urge to cover them up with some plaster and a fresh coat of paint could seem like a really great idea that will improve the look of the house. But this is only a temporary solution, and if the source of the problem is not addressed, the cracks will be sure to appear again and again, and often be worse each time. At Black and White Houseraising and Restumping, we encourage you to check your stumps before you do any work to the inside of the house.

Why Restump First?

One of the main reasons for cracks appearing in the walls, sagging ceilings and uneven flooring is due to a problem with one or more of the stumps underneath the house. Over time, the stumps on your house are affected by weathering and decay, which can cause them to weaken, and they will need to be replaced before you do anything else. During the restumping process, the house will be likely to shift in some places, which can cause some cracking in different areas, which would then need to be repaired and repainted. It is for this reason that it makes sense to start at the bottom and work your way up, to ensure that the house you are improving above has foundations you can trust.

How To Prepare For Restumping : What’s Involved In The Clean Up

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If you are considering the restumping of your house, there are particular preparations that need to be made to get the area ready for the work that will take place. This includes making the work site ready for people to start moving around under the house, and if you are like the rest of us, you are bound to have an accumulation of things that you are storing under there. This is often referred to as ‘the clean up’ stage, which, as the name suggests, involves clearing the area to prepare for the work to be carried out.

Clear the Area and Remove Plinth boards

The first thing that we do is to clear an area around the side of the house to make an access point for the work to be carried out. The plinth boards are the boards that go under the house, and are what sit between the house and the stumps. During the house raising process, these boards are one of the items that need to be replaced as often they will show signs of wear and tear as well. So after the area around the stumps has been cleared the plinth boards are removed.

Remove Rubbish and Obstacles

The next step is to remove any rubbish and obstacles that are still sitting around under the house. This is an important safety step because it allows a clear workplace for the rest of the work to be carried out. So not only will you be getting new stumps, but under your house will get a clear out, too, in the process!

Position Jacks in Place

Once the area has been cleared, the jacks are positioned in place. During this step the safety of both the house owners and the workers who will be carrying out the work, is of great importance. We ensure that all safety precautions are taken to prevent any accidents occurring to anyone involved. Once the jacks are positioned and firmly in place the rest of the work can begin.

The Black & White Houseraising & Restumping team gets to work, knocking out the old stumps and digging a hole for the new stumps to be positioned into place. Before you know it, the work is done and you can enjoy the peace of mind of knowing that you have a solid foundation beneath your feet.

What Is Single Stump Replacement?

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For many older style Queenslander homes, there is often the need to replace some or all of the stumps due to weathering and decay over time. If you have bought a house such as this, you may find that some of the stumps have already been replaced, so it makes sense to replace the others to ensure that your foundations are strong for many years to come.

As with any restumping work, this work needs to be carried out by a professional because there is a lot that can go wrong if it is not done properly. Black and White Houseraising and Restumping is a trusted company for stump replacement for the Brisbane, Sunshine and Gold Coast areas.

How is it Done?

The first step is to assess the stumps that are there already and ascertain which ones need replacing. This can be done by checking the stumps themselves and making sure that the floors are level. Uneven floors are one of the first indications that your stumps need replacing, as well as cracks in the walls, or ceiling areas. You can assess your stumps yourself by digging around 10cm next to the stump and scratching the base of it. If the wood gives easily it means that it is a weak stump and needs to be replaced before it affects the structural integrity of your home.

If you are unsure about whether your stump needs replacing it is best to seek professional advice, so give us a call at Black and White Houseraising and Restumping. Once the stump has been assessed and you know which stump needs replacing, the house is jacked up very slowly and gradually near the stump that needs to be replaced. This allows for access to replace the stump. It is then dug out and replaced with a new stump before the house is lowered back onto it.

What Stump is Best?

There was a time when the majority of stumps were made of hard wood, which is able to withstand weathering and moisture for a long period of time, but termites can be a real problem. These days often people choose to replace them with galvanised steel or concrete stumps which are stronger and can withstand weathering for much longer than wood. They also do not provide food for termites as wood stumps can tend to do if there are any entry points for the termites to get inside and start chewing it away.

The Need to Follow Lifting and Restumping Laws and Codes

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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

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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

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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

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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.