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A guide for Ballarat homeowners

Before you restump, find out what your house needs.

A restumper can tell you how to restump. An engineer can tell you whether you need to. We inspect, find the cause of the cracks or the movement, and give you options from doing nothing to a full restump.

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The short answer

You may not need to restump. Cracked walls and brickwork, sloping or bouncy floors and sticking doors have many causes, and in many cases restumping or underpinning is not required. A soil test and an engineer's inspection find the cause. Then you decide.

A house on temporary supports during restumping
A house on temporary supports during restumping

Restumping, reblocking, underpinning and relevelling: what is the difference?

WorkWhat it isWhen it is used
Restumping or reblockingReplacing the timber stumps or brick piers under a house, and the footings beneath them.When the existing stumps or piers, or the footings under them, are no longer adequate.
UnderpinningAdding support or stability beneath existing footings or slabs.When the footings are not adequate for the loads, the site or the conditions.
Relevelling or packingAdjusting the existing supports to reduce the variation in floor level.When the stumps, piers and floor framing are adequate but the floor is uneven.
Ground injection[what ground injection involves][when we recommend it]

Why a restumping quote is not a diagnosis.

A restumping quote answers one question: what would it cost to restump? It does not ask why the house moved, whether the stumps are the cause, or whether a smaller repair would do. Those are engineering questions, and the answers decide what you spend.

Common causes that are not the stumps
  • A leaking water, sewer or stormwater pipe
  • Downpipes or drainage discharging beside the footings
  • Trees drying out reactive clay
  • Clay shrinking and swelling with the seasons
  • Decayed bearers or joists sitting on sound stumps
  • Old mine workings or uncontrolled fill
  • A failed lintel, wall ties or roof framing

Six possible answers, from nothing to urgent.

After the inspection we tell you which of these your house needs, and why.

What your house might need, from least to most
NothingMost buildings move a little. Some cracks are only cosmetic.
MaintenanceFix the leaking pipe, the downpipe or the drainage, or manage a tree.
Watch and measureRecord the cracks and check again after a season.
Repair one partReplace some stumps, relevel or pack the floor, or underpin one corner.
Restump or underpinWhen the stumps or footings are no longer adequate.
Urgent workMake-safe or emergency works when safety is at risk.

If restumping is the answer, we make sure it is done once and done right.

01

Soil test

We test the soil so new stumps or footings are founded at the right depth for your site.

02

Design and scope

We specify which stumps, which section or which footings need work, and design the new supports.

03

Permit documents

We prepare the soil report, design, drawings and certification your building surveyor needs.

04

Quotes on one scope

Your restumpers or builders quote on the same documents, so the prices are comparable.

05

Construction support

We can inspect during construction and answer your builder's questions.

Do I need a building permit to restump?

Yes. Restumping, underpinning and rebuilding need a building permit. We prepare the soil report, design, drawings and certification for the application.

Ballarat's older homes need a lighter touch.

Many Ballarat homes are well over a century old. They have moved for decades and will keep moving a little. The aim is a sound, safe house, not a new one.

We look for the part that is actually failing and design a repair for that part. Where a whole house needs restumping or underpinning, we say so, and we design it properly.

If your home is in a Heritage Overlay, check early with the City of Ballarat whether any external change needs a planning permit.

Can my floors be made perfectly level?

No. Some variation always remains. Repairs balance cost, benefit, your tolerance, buildability and ongoing risk.

Will a repaired house perform like a new one?

No. Further movement and maintenance are possible after any repair. We help you balance budget, outcome and expectations.

Cracked brick parapet on an older Ballarat building

What to send us before we visit

  • Your address
  • Photos of the cracks, floors or doors that worry you, with something in the shot for scale
  • When you first noticed it, and whether it changes with the seasons
  • Any earlier reports, repairs or advice
  • Any restumping or underpinning quote you have received
Book a house inspection

Restumping questions

Tell us what you are seeing.

Call during business hours, or send the details and a few photos and we will be in touch to talk it through.

(03) 5333 3030

Mon to Fri, 9am to 5pm
mail@mcclellands.com.au
201 Armstrong St North, Soldiers Hill, Ballarat VIC 3350

Photos help us understand the problem.
Call (03) 5333 3030Book an inspection