At a Glance
Restumping and subfloor repairs are bread-and-butter work for Brisbane builders, thanks to the city's large stock of high-set Queenslander homes. Expect to pay $2,700–$22,500 per job for structural repair work, covering restumping, bearer and joist replacement, subfloor repairs, and load-bearing wall modifications.
What's Included in the Price
A structural repair quote covers damage assessment, removal and replacement of deteriorated stumps, bearers, and joists, house re-levelling, and temporary support during the work. All structural timber framing must comply with AS 1684 Residential Timber-Framed Construction. Engineering is required for load-bearing modifications and for restumping work where the existing foundation design needs to change.
Materials include replacement stumps (concrete, steel screw piles, or galvanised steel posts), new bearers and joists, and hardware. Brisbane's high-set homes often mean taller stumps and longer steel posts compared to southern states, which can affect per-stump material costs. Labour accounts for the majority of the quote, though the generally better subfloor access in high-set homes can reduce labour hours compared to low-set southern homes.
What Affects the Cost
- Number of stumps. Replacing a cluster of 10–15 deteriorated stumps is a different scope from restumping an entire Queenslander on 50–80 stumps.
- Stump material. Concrete stumps remain common. Steel screw piles and galvanised steel posts are popular alternatives in Brisbane, offering faster installation and better resistance to moisture and termites.
- Subfloor access. High-set Queenslanders often provide generous working height underneath the house, making restumping faster and less physically demanding. Low-set homes or enclosed subfloors are harder and slower.
- Termite damage extent. Brisbane's subtropical climate makes termite damage a frequent driver of structural repairs. Localised damage to a few bearers is manageable; widespread infestation affecting multiple structural members can require substantial replacement.
- Engineering requirements. An engineer's assessment adds $500–$1,500+ to the project. For raising a Queenslander (increasing stump height to enclose underneath), full engineering design is mandatory and council approval is required.
- Asbestos presence. Pre-1990 homes may have asbestos sheeting in subfloor linings, wall cladding, or eave linings. Licensed removal is required before structural work can proceed.
- Soil conditions. Brisbane's soils range from stable sandy loams in the eastern bayside suburbs to reactive clays in parts of the southern and western suburbs. Reactive soils require deeper or wider footings for replacement stumps.
Replacing 10–15 stumps under a high-set home with easy subfloor access and no additional timber damage sits toward $2,700. A full restump with bearer and joist replacement, engineering, termite remediation, and asbestos removal pushes toward $22,500.
Brisbane-Specific Considerations
Queenslander restumping. Brisbane's iconic high-set timber Queenslanders (1880s–1940s) were originally built on hardwood timber stumps. After 80–140 years, even durable hardwood deteriorates. Restumping is one of the most common structural jobs in Brisbane. The good news is that high-set construction gives builders room to work underneath the house, which tends to keep labour costs more predictable than low-set homes in southern states.
Termite damage to structural timbers. South-east Queensland has some of the highest termite activity in Australia. Subterranean termites attack bearers, joists, and stumps from the ground up, and damage can be extensive before it becomes visible at floor level. Any structural repair in Brisbane should include a thorough termite inspection. If active termites are present, a pest treatment plan needs to be in place before or alongside the structural work, otherwise the new timber is at the same risk.
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. It requires full engineering, council development approval, and compliance with flood planning levels in flood-prone suburbs (Rocklea, Graceville, Chelmer, and other low-lying areas near the Brisbane River). The structural component of a house raising sits at the upper end of the cost range and often above it.
Inner-city cottages. Paddington, Red Hill, Petrie Terrace, Spring Hill. Smaller workers' cottages on steep hillside blocks present access challenges that high-set homes on flat blocks do not. Narrow lots, steep driveways, and retaining walls can make it harder to get equipment and materials to the subfloor.
Flood-affected suburbs. Following major flood events, 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.
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.
Ask for:
- Current QBCC licence number (verify on the QBCC licensee register)
- Proof of public liability insurance
- A written quote specifying the scope of structural work, stump material, and engineering requirements
- Confirmation of whether council approval or a building permit is needed
- Evidence that termite management has been considered as part of the scope
Red flags: No QBCC licence, unwillingness to arrange engineering for structural work, or no plan for termite management when working on subfloor timbers. In Queensland, the QBCC Home Warranty Scheme applies to residential building work over $3,300.
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.