At a Glance
Melbourne has the highest volume of restumping work of any Australian capital, driven by tens of thousands of post-war timber-floored homes on reactive clay soils. Structural repairs here typically cost $2,850–$23,750 per job, covering restumping, bearer and joist replacement, subfloor repairs, and load-bearing wall modifications.
What's Included in the Price
A structural repair quote covers assessment of the damage, removal and replacement of affected structural members (stumps, bearers, joists), re-levelling the house, and any temporary support (jacking, propping) during the work. Timber framing must comply with AS 1684 Residential Timber-Framed Construction. Engineering is required for almost all structural work in Melbourne and may be quoted separately or bundled into the builder's price.
Materials include replacement stumps (concrete or steel screw piles), new bearers and joists where needed, and fixings. Labour dominates the cost because structural work involves temporary propping of the house, careful sequencing of stump replacement, and re-levelling with jacking equipment.
What Affects the Cost
- Number of stumps. A partial restump targeting 10–15 failed stumps costs a fraction of a full-house restump replacing 40–80 stumps.
- Stump material. Concrete stumps are the standard replacement. Steel screw piles cost more per unit but install faster and perform better in Melbourne's reactive clay soils because they can be driven deeper without excavation.
- Crawl space height. Melbourne's post-war homes vary enormously in subfloor clearance. Some have a generous 600mm+; others drop below 300mm, making access difficult and labour-intensive.
- Extent of timber damage. Replacing a few rotten bearers is a different job from replacing the entire subfloor frame after years of moisture exposure.
- Soil reactivity. Reactive clay soils cause seasonal ground movement that accelerates stump deterioration. Homes on highly reactive sites may need deeper footings or piles for replacement stumps.
- Engineering fees. An engineer's structural assessment adds $500–$1,500+ to the project. For load-bearing wall removals, a full engineering design with beam specifications is mandatory.
- Asbestos in the subfloor. Pre-1990 homes may have asbestos sheeting under floors or behind cladding. Licensed removal is required before structural work can begin.
A partial restump of 10–15 stumps under a home with good crawl space access on stable ground sits toward $2,850. A full-house restump with bearer and joist replacement, steel screw piles, engineering, and asbestos removal in a home with tight subfloor access on reactive clay pushes toward $23,750.
Melbourne-Specific Considerations
Post-war northern and western suburbs. Reservoir, Preston, Coburg, Thornbury, Fawkner, Sunshine, Footscray. Melbourne's 1940s–1960s housing boom produced thousands of timber-floored homes on concrete or timber stumps. These homes are now 60–80 years old, and original stumps are reaching the end of their lifespan. This belt of suburbs generates the bulk of Melbourne's restumping demand. Many homeowners first notice the problem through sloping floors, bouncy floorboards, or doors that no longer close properly.
Reactive clay soils in the west. Suburbs from Footscray through to Werribee sit on some of Melbourne's most reactive clay soils. These soils expand when wet and contract when dry, creating seasonal ground movement that pushes stumps out of alignment. The result is progressive floor unevenness that worsens over years. Steel screw piles are increasingly preferred in these areas because they can be driven past the reactive layer into stable ground.
Heritage homes in the inner suburbs. Fitzroy, Carlton, Collingwood, Richmond, South Melbourne. Victorian and Edwardian homes with original timber framing present different structural challenges. The timber itself may be in good condition (old-growth hardwood is durable), but the stumps and subfloor framing beneath the house often need attention. Heritage overlays in these suburbs can affect what external modifications are permitted, though subfloor work is generally exempt from heritage controls.
Bayside suburbs. Brighton, Sandringham, Hampton. Older homes near the coast face salt air exposure that accelerates corrosion of metal fixings and brackets in the subfloor. Sandy soils here are more stable than the western suburbs' clay, but the combination of age, moisture, and salt air still takes a toll on structural timbers.
Restumping reveals hidden damage. Once the house is jacked up and old stumps are exposed, it is common to find rotten bearers or damaged joists that were not visible beforehand. Budget a 10–20% contingency for unexpected repairs. The house also moves during restumping, which can cause cosmetic plaster cracks, tile cracks, and door frame shifts. These are normal side effects, not signs that the restumping was done poorly.
Hiring a Licensed Carpenter in VIC
In Victoria, builders performing structural work must be registered with the Victorian Building Authority (VBA). The relevant registration category for structural repairs is "Domestic Builder (Limited to Carpentry)" or "Domestic Builder (Unlimited)" for larger or more complex projects. A building permit is required for most structural modifications.
Ask for:
- VBA registration number (search it on the VBA practitioner register)
- Public liability and domestic building insurance
- A written contract for jobs over $10,000 (required by law in Victoria)
- Engineer's report or confirmation that engineering will be arranged
- Confirmation of building permit requirements
Red flags: No VBA registration, unwillingness to involve an engineer, or suggesting you skip the building permit. In Victoria, domestic building insurance is mandatory for work over $16,000.
How We Calculate
Estimates are based on current registered builder and carpenter rates across metropolitan Melbourne, adjusted for material and engineering costs in VIC. All prices include GST. Figures cover standard residential structural repair work. Heritage-listed properties, commercial buildings, and multi-storey structures may fall outside these ranges.