What Affects the Cost
Number of stumps. Six homeowner-reported quotes from 2020–2026 worked out at ~$600–$1,400 per stump for steel stumps on drilled piers or high-set Queensland homes. The Queensland examples include about 70 steel posts for $50,000 and 32 stumps in Brisbane at $1,250 each. Separate whole-house reports, mostly from Melbourne and Victoria, covered about 45 to 146 stumps.
Stump material. Concrete stumps remain common. Galvanised steel posts ($35–$62 per post supply, plus installation on concrete pads) are popular in Brisbane because they sit above ground, eliminating ground-contact rot and making termite inspection easier. Steel screw piles are preferred on reactive clay sites in the southern and western suburbs.
Subfloor access. High-set Queenslanders provide generous working height underneath, making restumping faster and less physically demanding. Low-set homes, enclosed subfloors, or homes where previous owners have built in underneath are harder and slower, potentially adding 30–50% to labour costs.
Termite damage extent. South-east Queensland has some of the highest termite activity in Australia. Localised damage to a few bearers is manageable; widespread infestation affecting multiple structural members can require substantial replacement, with hardwood joist materials alone at $20–$50 per lineal metre.
Engineering requirements. An engineer's assessment adds $490–$1,500+ to the project. For raising a Queenslander (increasing stump height to enclose underneath), full engineering design ($2,000–$5,000+) is mandatory and council development approval is required.
Asbestos presence. Pre-1990 homes may have asbestos sheeting in subfloor linings, wall cladding, or eave linings. Licensed removal ($1,500–$5,000) is required before structural work can proceed.
Soil conditions. Brisbane's soils range from stable sandy loams in the eastern bayside suburbs (Cleveland, Wynnum, Manly) to reactive clays in parts of the southern and western suburbs (Logan, Ipswich corridor). Under
AS 2870, reactive sites may be classified M to H1, requiring deeper footings or screw piles for replacement stumps.
Replacing a few stumps under a high-set home with easy subfloor access and no additional timber damage sits toward $2,800. A full restump with bearer and joist replacement, engineering, termite remediation, and asbestos removal pushes toward $33,200.
Brisbane-Specific Considerations
Queenslander restumping across the inner suburbs. Paddington, Red Hill, Woolloongabba, Annerley, Greenslopes, Hawthorne. Brisbane's iconic high-set timber Queenslanders (1880s–1940s) were originally built on hardwood timber stumps, typically ironbark or tallowwood. After 80–140 years, even durable hardwood deteriorates, particularly where stumps sit in poorly drained soil or where previous concrete patching has trapped moisture against the timber. Restumping is the most common structural job in Brisbane. The high-set construction gives builders room to work underneath, which keeps labour costs more predictable than low-set homes in Melbourne or Adelaide. A full restump of a typical 3-bedroom Queenslander takes 7–9 days, with smaller partial restumps completed in 1–3 days.
Termite damage to structural timbers. South-east Queensland's subtropical climate creates ideal conditions for subterranean termites. They attack bearers, joists, and stumps from the ground up, often hollowing out structural members from the inside while the exterior appears sound. Any structural repair in Brisbane should include a thorough termite inspection ($250–$400). If active termites are present, a pest treatment plan (chemical soil barrier or baiting system) needs to be in place before or alongside the structural work, otherwise the new timber faces the same risk. A good builder will specify treated timber or naturally termite-resistant species like ironbark for replacement members.
Raising Queenslanders. A common Brisbane project is raising a Queenslander to enclose underneath for additional living space. This is a major structural undertaking that goes well beyond a simple restump, requiring full engineering design, council development approval, and compliance with flood planning levels. In flood-prone suburbs (Rocklea, Graceville, Chelmer, Yeronga, and other low-lying areas near the Brisbane River), the minimum habitable floor level is set by the council's flood overlay. The structural component of a house raising sits at the upper end of the cost range and often well above it. Specialist companies like Raise My House handle the engineering and council approval process alongside the structural work.
Inner-city cottages on steep sites. Paddington, Red Hill, Petrie Terrace, Spring Hill, Auchenflower. Smaller workers' cottages on steep hillside blocks present access challenges that flat-block Queenslanders do not. Narrow lots (sometimes 7–8 metres wide), steep driveways, retaining walls, and limited side access can make it harder to get equipment and materials to the subfloor. Stumps on the downhill side of a sloping block are often taller and under greater lateral load, requiring additional bracing.
Flood-affected suburbs. Following major flood events (2011, 2022), structural assessments become urgent for homes in low-lying areas along the Brisbane River and its tributaries. Prolonged inundation weakens timber stumps, bearers, and joists. Homes that have been through a flood event should have a structural engineer inspect the subfloor frame even if floors appear level, because moisture damage to timber is not always immediately obvious and can take months to manifest as floor movement.
Hiring a Licensed Carpenter in QLD
In Queensland, structural building work requires a licence from the QBCC (Queensland Building and Construction Commission). The relevant category is a carpentry or building contractor licence. For house raising, a structural builder licence is required.
A good structural builder will:
Carry public liability insurance and QBCC Home Warranty Scheme coverage (mandatory for residential work over $3,300)
Give a written quote specifying stump material, bearer/joist species and grade, and engineering scope
Confirm whether council approval or a building permit is needed
Include a termite management plan as part of the scope
Worth checking:
QBCC licence is current and covers building or carpentry work
The quote addresses termite risk (inspection, treatment, treated replacement timbers)
Engineering is arranged for any restumping or load-bearing modification
The builder has experience with your specific house type (Queenslander, post-war, slab-on-ground)
For house raising, the builder holds the correct structural builder licence, not just a standard carpentry licence
How We Calculate
Estimates are based on current licensed builder and carpenter rates across the Brisbane metropolitan area, adjusted for material and engineering costs in QLD. All prices include GST. Figures cover standard residential structural repair work. House raising, heritage-listed properties, and commercial buildings may fall outside these ranges.