How to Go About an Australian House Releveling in 2022
If your house is looking like it’s imitating the Leaning Tower of Pisa, you may want to consider restoring it to its original, level state by initiating a house releveling project. To prevent structural damage from occurring. We wouldn’t recommend you making this a DIY project – it may have you crawling about on your stomach, and getting stuck between your house and the ground.
Amateurs releveling a house is potentially dangerous since the weight of the entire house is above you while you fiddle with the stumps below ground level. We suggest that you leave such work to one of the professional house releveling services in your area (such as Restump My House in Perth).
Why do we need to relevel or restump?
So, why do houses need releveling and restumping? It’s due to the soil in which they’re built. Vertosol soils are clay-rich and common in Western Australia. These types of soil absorb a lot of water, and shrink and expand as their moisture content changes. When they expand, foundations of houses can crack, shift, or heave. This is called foundation movement, or slab heave. A soil report is usually carried out by the building engineer before they design the footings of the house, with classifications ranging from an ‘A’ for non-reactive soil (minor or no ground movement) to ‘P’ for reactive soils (abnormally wet moisture conditions).
How do you know when to relevel your house?
There are certain signs that will indicate when your house needs releveling and restumping. For example, your house will look like part of it is sinking, the floors will creak, there may be cracks in the plaster ceiling and walls, and you may have trouble opening and closing your doors and windows.
Raise and relevel a house: some tidbits
Since each house’s foundation is different from the others, re levelling a house may require stump replacement (some or all), as well as adjusting and leveling the bears and joists. This means replacing defective stumps and lowering the floor joists back and securing them. It will take a week to nine days to fully relevel and restump a home. If you’re only replacing a few stumps, then the job can take up to three days. You can usually live in your home during this period, so there’s no need to inconvenience family or friends.
Cost of releveling a house
According to two sources, Australian house restumping costs $10,000 – $25,000 or more for average-sized 1 – 3 bedroom homes. For a small 3-bedroom house, the range is $3,000 – $9000 or more. So, what does this cost depend upon? Here are the key factors:
- Chosen stump material – the least expensive are timber stumps, while the most expensive are galvanised stumps. However, timber stumps won’t last as long as galvanised steel stumps.
- Average price per stump – this depends on the city or state where the house is situated.
- Is partial or full releveling needed? If only some stumps are rotting and need replacing, then it’ll save time and money. however, it’s usually recommended getting all the stumps replaced at one go.
- Amount of space between the house and the ground – if there is little space between the house and the ground, the contractor will have to lift the floor boards or excavate to gain access to the existing stumps.
- Can the existing foundations be used again? If they can, it reduces the amount of time and money that would be spent on new foundations.
- Soil condition – how reactive is the soil? If the soil condition is poor, releveling the house will be more expensive.
- Can the existing stump holes be used again? If they can be, then it reduces the amount of time and money that would otherwise be spent digging new stump holes.