At a Glance
Structural repair work across Australia typically costs $3,000–$25,000 per job, using Sydney as the baseline. This covers restumping, bearer and joist replacement, subfloor repairs, and load-bearing wall modifications. Perth and Adelaide tend to run 10–15% higher due to smaller trade pools and logistics. The range is wide because structural work varies enormously in scope, from a handful of replacement stumps to a full house relevel.
What's Included
A structural repair quote covers assessment of the damage or deterioration, removal and replacement of affected structural members (stumps, bearers, joists), re-levelling where needed, and any temporary support (jacking, propping) during the work. All structural timber framing must comply with AS 1684 Residential Timber-Framed Construction. An engineer's assessment or design is typically required and may be included in the builder's quote or charged separately. Materials range from replacement timber stumps (budget) through to steel screw piles (premium). Labour is the dominant cost component for structural work because of the physical difficulty, temporary propping requirements, and inspection processes.
What Affects the Cost
- Number of stumps. A partial restump (replacing 10–15 failed stumps) is a fraction of a full-house restump (40–80 stumps).
- Stump material. Concrete stumps are the traditional replacement option. Steel screw piles cost more per unit but install faster and perform better in reactive soils.
- Crawl space access. If the subfloor has 500mm+ clearance, workers can move around relatively easily. At 300mm or less, everything takes longer. Some homes have sections with almost no access at all.
- Extent of timber damage. Localised rot in one or two bearers is a contained job. Widespread damage from termites or prolonged moisture exposure can mean replacing the entire subfloor frame.
- Engineering requirements. Structural work almost always needs an engineer's assessment. For load-bearing wall modifications, a full engineering design is mandatory. Engineering fees add $500–$1,500+ to the project.
- Asbestos risk. Pre-1990 homes may have asbestos sheeting in subfloor areas, behind cladding, or as part of the flooring system. Licensed asbestos removal is required before structural work can proceed.
- Soil conditions. Reactive clay soils (common in Melbourne's west, Adelaide's north and south, and parts of Brisbane) cause stump movement over time and may require deeper or wider footings for replacement stumps.
Replacing a handful of failed stumps under a raised home with good crawl space access sits toward $3,000. A full-house restump with bearer and joist replacement, steel screw piles, asbestos removal, and engineering in a home with tight subfloor access pushes toward $25,000.
City and Regional Price Comparison
Sydney sets the baseline. Melbourne has the highest volume of restumping work nationally, driven by the large number of post-war timber-floored homes on reactive clay soils. Brisbane has strong demand for Queenslander restumping, where high-set homes provide better subfloor access than most southern states. Perth and Adelaide tend to run 10–15% above Sydney rates, with Perth's sandy soils providing generally stable stump conditions and Adelaide's reactive clay soils creating more complex restumping requirements.
Within any city, cost variation comes down to the specific property. A raised home on stable soil with generous crawl space and localised damage is the best-case scenario. A low-set home on reactive clay with tight access, widespread damage, and asbestos present is the worst case. An engineer's inspection is the only reliable way to scope structural work before committing to a price.
How We Calculate
Estimates are based on surveyed trade rates for licensed builders across Australian capital cities, adjusted for regional labour markets and material costs. All prices include GST. Figures cover standard residential structural repair work. Commercial buildings, heritage-listed properties, and multi-storey structures may fall outside these ranges.