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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.

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When Does Your House Need Restumping?

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Many houses in Australia still have foundations made of timber stumps, whether cut from tree trunks or milled timber. Timber stumps are capable of withstanding rot and termite damage. However, even the most superior timber stumps will eventually succumb to rot, termite infestation or soil movement. This is when your house needs to be restumped .

What is Restumping?

Restumping, or re-blocking, entails getting rid of rotted old stumps and replacing them with new stumps. The process involves jacking up the area where the stump that needs to be replaced is located, and either packing out the existing stumps to compensate for settling or removing or replacing the stumps altogether.

Defective stumps are replaced with rot-resistant timber such as Victorian Red Gum or the more expensive concrete or galvanised steel stumps. Both options have their pros and cons. However, concrete or galvanised stumps are more popular these days because they do not have the weaknesses that most wood has. They do not rot, and are resistant to termites and warping. In addition, galvanised steel or concrete stumps can be firmly secured to the bearers, unlike wood.

Signs That Your House Needs Restumping

There are several indications that will tell you that your house may need immediate restumping. Creaking floors may be a sign that your floors are no longer level or that some stump has settled. Uneven, bowed or soft floors are an indication that stumps have settled or rotted and that the stumps have been dislodged from the bearers.

Cracks in the walls may be a sign that one portion of your home is sinking. Doors and windows that jam may be a sign that the structure around them is uneven.

Choosing a Restumping Expert

Restumping a house is quite complex. To ensure a perfect restumping, call an expert to do the job. Black & White House Raising guarantees that the structural integrity of your house will be restored when the job is completed. The company’s services range from a single stump replacement to an entire house restumping. Black & White House Raising uses good stump replacements like timber treated with copper chrome arsenate (CCA) or concrete stumps for longer life.

Get quotes from a few contractors. Make sure the quotes include the type of stump to be used, the number of stumps to be replaced and other pertinent information. In addition, make sure all quotes contain the same items. Bear in mind that the lowest quote may not be the best. It may contain a lesser number of stumps to be replaced or sub-standard stumping material. Be careful in choosing a stumping contractor to avoid extensive and costly mistakes. For more information on house restumping, visit https://bwhouseraising.com.au/.

Signs That Your House Needs Restumping

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Many homes in Australia stand on foundations made of wooden stumps. These timber stumps are robust and can support a house for many years. Still, stumps can deteriorate due to age, wear and soil erosion. Timber will weaken naturally when it becomes exposed to weather and changing soil conditions over the years. And sometimes timber deteriorates because of pest infestation such as termites. As your wooden stumps weaken, the foundation of your house may become uneven and unbalanced. Here are some telltale indications that your home may need a new foundation.

Uneven Floors

Sloping floors are possibly the most significant sign that rot has started in your foundation stumps. One sign that your floors may be slopping is if you feel like you are walking downhill or uphill in your home. You can do a simple test to see if your have uneven floors – roll a marble or small ball on the floor and find out whether it rolls one way.

Decay of Foundations Beneath the House

If there are signs of stump damage inside your home, chances are the stumps themselves will show visible signs of damage. Perform your own inspection to see if the wood has become damaged. It is wise to perform a routine examination of your stumps so you will be aware of the first sign of trouble.

Moisture Around the Foundation

If your foundation stump is exposed to constant moisture, then be aware that the stump is vulnerable to damage. Wood that is always moist attracts termites. They consider wood, or the cellulose fibre in the wood, as a food source. Termites will eat away at the foundation stump until it is all but a shell.

Other Signs of Stump Damage

Other common signs of structural instability due to stump damage are cracks in plaster work and brickwork, doors creaking or not closing properly, and windows that jam or that do not close. In addition, if your house was built before 1970 then the possibility is high that your foundation stump is due for replacing soon. This is a process known as re-blocking or restumping.

If you are not sure whether your foundation stump needs restumping, you can call an expert to inspect your stumps. A good restumping professional will discuss what the entire project involves as well as the cost. Old stumps are usually replaced with rot-resistant timber like Victorian Red Gum or galvanised steel stumps. Each option has its advantages and disadvantages. But most homeowners choose concrete or galvanised stumps these days because they are less expensive, do not warp and are resistant to wood-eating pests like termites.

Thinking of Raising Your House? – Some Valid Reasons

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When Europeans first settled in the Brisbane region, it was not long before they realised that to be comfortable in a sub-tropical climate, houses needed to be high enough to catch sea breezes and open enough to ventilate a steamy interior. As an added bonus, intermittent flooding caused little hardship when the muddy waters could swirl harmlessly under the homes, leaving the living areas intact.

Time and changes in architectural styles saw many variations on the original Queenslander as it came to be called, but a desire to follow overseas trends saw homes placed on concrete slabs on the ground. These proliferated not just in thousands, but hundreds of thousands during many years of dry seasons. A return of monsoonal floods over the last few years now has many homeowners questioning the wisdom of these decisions.

Get Living Space above Flood Level

As a business that specialises in house raising, we are experiencing constant enquiries from home owners wishing to raise their houses from ground level. Here at Black & White Houseraising and Restumping we have dealt with many distressed flood victims who want to stay in their current location, but want the best protection they can get from a recurrence of flooding.

Raising the existing dwelling above flood level gives them the security they need to live without fear of prolonged rain events. The added benefits they experience are an increase in the value of their property as it is now considered flood-free, and a reduction in insurance premiums for the same reason.

Create Extra Living and Storage Space

However, being flood-free is not the only reason we are seeing increased demand for our house raising services. With young people now staying in the family home well into adulthood, space is at a premium and the quickest way to create more living space  is to raise a low-set home. The lower level apartment provides accommodation and storage space without any loss of yard space. It could also serve the same purpose to care for an elderly parent.

Repair Problem Foundations

Old homes constructed before modern building codes came into effect can sometimes have problem foundations, and before undertaking major renovations, home owners need to rectify the situation. They contact Black & White Houseraising and Restumping for our assistance. We are able to raise the house and repair the foundations, leaving them with a building that has literally been renovated from the ground up, increasing its value and appeal to prospective purchasers.

We also undertake house raising just for the purposes of restumping the property. Many old homes were constructed on hardwood poles that have degraded over time and are no longer stable. Some home owners are happy with a low set home, but just want the stumps replaced with concrete ones. Whatever the reason, they contact Black & White Houseraising and Restumping for a professional result.

Restumping 101

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There are little telltale signs that only a person or family who lives in a home may notice at first, which will give them an inkling that something is not quite right.

These may include:

  • A crack may appear on a wall either inside or outside the home and it continues to grow.
  • Perhaps the floor has become a little uneven or bowed in a particular spot in your home.
  • Doors or windows that moved quite freely are now difficult to open or close.

These are all signs of foundation erosion or stump failure in a home. In both cases it is imperative to seek the advice of a professional contractor  such as ourselves to measure the damage and repair it accordingly.

Foundation Erosion and Stump Failure

The issues of foundation erosion and stump failure are quite different problems. However, they both attract the same effects and they cannot be ignored.

We can measure soil for all types of things. If you were a gardener it would be the nutrient content and pH balance.

If you are a builder or restumper such as Black & White House Raising and Restumping, then you would be measuring the soil for its geophysical properties. The results of this test will tell us what we need to do to counter any issues that need to be addressed as a result of a particular test.

For example, if the soil your stumps are in is prone to sinking then eventually so will your stumps. In this day and age we do tests before building  and adjust accordingly, but 30 or more years ago they just put the stumps in the ground and built the house.

Timber Stumps

Most have survived very well but you cannot avoid stump failure in a timber stump. Timber is a great medium but eventually, in the right circumstances, such as being attacked by termites or being wet often, it will eventually erode to a state of poor repair.

Whatever the cause, once a stump begins to fail it is important to rectify the situation before more structural damage is done.

Modern Materials

You can still get a timber stump for your home if you prefer timber. These stumps are treated to ensure their longevity and, of course, in these modern times we understand the importance of protection and prevention.

Other products that can be used are steel or concrete . Each has its own merits and your choices can be determined following our thorough examination.

Importance of Fixing Rotten Timber Foundations

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Usually when some repairs need doing around the house it will be obvious to us but the ‘rising damp’ is an insidious unwelcome visitor that destroys your home from within, from the foundations up. Issues with water leaking through the ceiling, or cracks in the walls, are hard to miss as they are right there in your face.

However, dry rot is a problem that will not show itself until there has been a lot of damage to the property so it is important to conduct regular inspections of the property, especially if you suspect that there may be an issue. Black & White House Raising and Restumping are often called in to raise houses up and out of the rising damp before the house is damaged beyond repair.

The Danger Factor

Similar to rust on a car, if you have rotting wood anywhere on your property, it can spread easily under the surface and affect the structural integrity of your building. Moisture that lingers around an area for too long can cause fungal growth in the wood, which breaks it down, and causes it to rot.

The timber foundations of your house are what keep the whole of the rest of the house standing, so you do not want to allow any rot to get into this area. Once the moisture has been into the wooded areas of your home, the wood becomes a nice soft place for boring insects to lay their eggs. So not only will you have rotting wood, but throw in some boring insects to the mix, to really spoil your day.

Stop Before It Spreads

There are a few different ways that you can tackle the issue of the rising damp in your home. Depending on how far advanced the rotting has become, you may be able to cut out the damaged wood and replace it with sections of new timber, but like any symptom, if the cause has not been identified and removed, the rot will return. Using Boron (Borax) in the area can also be an effective way of slowing the growth of mould and wood rot.

Raise It Up

As many people are finding, one of the most effective ways of dealing with the rising damp is through raising your home up and away from damp areas. Companies such as Black & White House Raising and Restumping are experienced in working with issues with rotting foundations and can advise you about the best option for your property .

Timber House Stumps – Potential Dangers and What to Check For

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When buying a house it is often the issues that you cannot see that will be the ones that could cause you the most trouble, so it is always important to look into things to ensure that you are getting what you want. The foundations of a house are one of the most important parts of a house because they underpin the structural integrity of buildings. The stumps are attached to both the house and the foundations, so if there is an issue with them it can mean the house is no longer safe to inhabit.

Cracks in Plaster, Concrete or Brickwork

A tell-tale sign that there is an issue with the structural integrity of the house or foundations can be cracks in the plaster, concrete or brickwork of the dwelling. Houses will shift slightly over time, but if you start to notice advanced cracking in the plaster walls, concrete or brickwork it may point to an issue with the foundations somewhere or with the stumps.

Uneven Floors/Jamming Doors and Windows

Other tell-tale signs of damaged stumps  can include uneven floors, or windows and doors that jam. If the stumps have rotted evenly the floor may appear solid, but this does not always indicate that there is not a problem as they may not have reached failure point yet. If the floor is badly sloping away from a brick fireplace this is a good sign that there is an issue that needs to be dealt with immediately.

Water Pooling Near Foundations

If you start to notice water pooling near the foundations or if you notice that there is a depression in the ground near the house, this could be a sign that there is something going on underground. A hole near the foundations needs to be filled to ensure that water does not get in and cause any more damage under the surface.

Checking Stumps

One way to check the condition of the timber stumps  (if you can gain access to the area) is to scrape away up to 100mm of the soil to check for the state of the stumps under the ground. It is best to check all of them as only checking one or two will not tell you everything you need to know. The worst stumps are the ones that have the most water marks or show serious deterioration, but this is not always evident unless you know what you are looking for.

Professional Services

Because your home is your castle, it pays to employ the services of an experienced restumping team such as Black & White House Raising and Restumping to ensure that you are not missing something and you are able to have peace of mind about the roof over your head. Having a professional such as someone from Black & White House Raising and Restumping check the foundations for you will tell you whether you need to do a full restumping or if you can get away with only replacing some of the stumps .

Restumping Queenslanders

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Queenslanders are some of Australia’s wonderful legacies, and being so, it is only proper to keep them well-maintained. One way of keeping them standing “tall and proud” is by restumping. Now, there are cases when this procedure becomes really necessary.

Restumping After the Floods

After all the rain that Queensland has had and the flooding effects which have destroyed precious possessions and memories, many that own Queenslanders are now having them raised or restumped. Restumping Queenslanders is a good choice after flooding due to soil erosion that can cause the stumps in your home to shift and render the building out of alignment. This could cause twisting or warping in the timbers, in the floors and walls. This is something you definitely don’t want happening to your home. Not restumping when necessary can lead to further damage and may cost you more in the long run to repair.

If you have any concerns about the stumps on your Queenslander, then you can call house raising Brisbane professionals who can come out and give you a quote on restumping your home. Ensuring your home’s safety is an important issue especially with the recent flooding that hit Queensland. The damage that the flooding has caused to the stability of your Queenslander means it is necessary to have the professionals check the stability of your home.

Restumping Due To Termites

Another reason you may want to restump is due to termites, which are small ant-like creatures that can do a lot of damage to timber. If your Queenslander has timber stumps then you may wish to have it restumped with concrete posts, which will endure much longer then timber stumps anyway. Concrete stumps have been proven to be stronger and last much longer then any other stumps. This will give your home a stronger “foundation” and will help to keep your home stable .

Restumping Brisbane Queenslander homes will also add more value to your home by giving it a better and stronger stumps as well as material that termites cannot eat through. If you are an owner of one of Australia’s Queenslanders, isn’t it in your best interests to ensure your home’s longevity? Queenslanders are one of Australia’s best kept heritages. While a lot of the old homes have not been properly cared for there are still many that have been maintained and are proudly displayed. Some of these are even Heritage Listed homes; wouldn’t you love for your home to go down in history as one of these? Proper love and care is needed for these wonderful old buildings, including restumping.

If you are a proud owner of some of Australia’s fine heritage, it is up to you as an owner to ensure the maintenance and upkeep of these wonderful buildings that helped to make Australia what it is today. Take the time to find a company that is just as proud to be Australian and are experienced in all areas of restumping or raising these wonderful homes.

Processes of Restumping

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Restumping, or re-blocking, entails replacing the stumps on a house that have settled due to soil movement, or that have rotted after being exposed to the natural elements for so long. Common indications that a house needs restumping is when you notice:

  • cracks in plaster work and brickwork;
  • floors are uneven;
  • decayed foundations underneath the house;
  • doors and windows are creaking or are not closing properly.

The age of the house is another good sign. Houses constructed many decades ago are in need of reblocking or  restumping soon. It is not wise to wait too long to restump your house because the decayed foundations of your house could suddenly collapse. Restumping is recommended for older houses that will be undergoing major restoration. The new stumps will lessen the strain of the ongoing construction work on the structure of the house.

Stages Involved in Restumping

There are a few steps involved in restumping your house:

  • Checking which stumps require replacing or resetting. Normally, this step involves the use of a level to determine the evenness of the floors and by visually inspecting the stumps for movement and decay.
  • Carefully and slightly lifting the house where the stumps that need to be replaced are located.
  • Digging holes where the new stumps will be set.
  • Attaching the galvanised steel or concrete stumps and setting them in concrete. Galvanised and concrete stumps are stronger and more durable than wood, do not decay, and are resistant to termites.
  • Cleaning the debris and waste from the restumping job.

Why Call a Professional to Restump your House?

Restumping should be done properly in order to maintain the structural integrity of the house. In addition, restumping is a hard and dirty undertaking. The average homeowner also does not have the necessary machine and equipment to carry out a restumping job. For example, the house is lifted using a hydraulic jack before the new stumps can be attached and set in concrete.

A professional restumping company can help you with your restumping requirements, whether involving a single stump replacement or a restumping of the whole house. An engineer will draft the structural plans, which will be used to determine the value of the restumping project. Restumping your house can be rather costly, but hiring a professional  who will do the job properly and to the highest standard will make the cost worth it.

A restumping project is a major undertaking. A restumping that is handled incorrectly could pose a risk to your house and the people you love.