What Affects the Cost
Number of stumps. Those 12 homeowner-reported quotes and costs covered about 45 to 146 stumps for a whole house, with totals of $11,000–$38,000. Three separate reports for replacing just 2–7 stumps worked out at ~$350–$850 each; these include a Brisbane job, so they are a broader reference for small repairs.
Stump material. Concrete stumps are the standard replacement. Steel screw piles install faster and perform significantly better on Melbourne's reactive clay because they anchor below the reactive zone into stable ground. Adjustable steel posts bolted to concrete pads are another option, particularly for accessible subfloors.
Crawl space height. Melbourne's post-war homes vary enormously in subfloor clearance. Some have a generous 600mm+; others drop below 300mm, where workers are lying on their backs. Tight-access restumping can add 30–50% to labour costs.
Extent of timber damage. Replacing a few rotten bearers ($500–$1,000 per bearer) is a contained job. Widespread damage from moisture or termites affecting multiple structural members can mean replacing the entire subfloor frame.
Soil reactivity. Much of Melbourne's west and north sits on highly reactive basalt clay that expands when wet and contracts during dry spells. Homes on H1/H2 classified sites may need deeper footings, longer screw piles, or an engineered footing design, adding $1,000–$3,000 to the project.
Engineering fees. An engineer's structural assessment runs $490–$1,500+. For load-bearing wall removals, a full engineering design specifying LVL or steel beam sizes, connections, and footing requirements is mandatory ($1,500–$3,000+).
Asbestos in the subfloor. Pre-1990 homes may have asbestos sheeting under floors or behind cladding. Licensed removal ($1,500–$5,000) is required before structural work can begin.
A partial restump under a home with good crawl space access on stable ground sits toward $3,000. 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 $35,200.
Melbourne-Specific Considerations
Post-war northern and western suburbs. Reservoir, Preston, Coburg, Thornbury, Fawkner, Sunshine, Footscray, Altona. 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. Companies like Fort Knox Foundations service these suburbs extensively, reflecting the concentrated demand.
Reactive basalt clay soils in the west. Suburbs from Footscray through to Werribee, Point Cook, and Melton sit on some of Melbourne's most reactive basalt clay soils. Under AS 2870, many of these sites are classified H1 or H2, meaning 40–75mm of seasonal ground movement. This expansion and contraction cycle pushes stumps progressively out of alignment. The visible result is floors that slope more noticeably after each wet winter, cracks that widen above doorframes, and doors that jam in humid weather and swing freely in dry periods. Steel screw piles are increasingly the preferred option in the western suburbs because they can be mechanically driven past the reactive layer into stable ground, providing a foundation that is not affected by seasonal moisture changes.
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 still be in good condition (old-growth hardwood like red ironbark is remarkably durable), but the stumps and subfloor framing beneath the house often need attention after 100–150 years. Heritage overlays in these suburbs can affect what external modifications are permitted, though subfloor restumping is generally exempt from heritage controls because it does not alter the building's external appearance. Bearer and joist replacement in these homes often uses F17 hardwood ($20–$50/lm) to match the original timber grade.
Bayside suburbs. Brighton, Sandringham, Hampton, Mentone. 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 (typically Class A or S under AS 2870), but the combination of age, moisture, and salt air still takes a toll on structural timbers. Stainless steel or hot-dipped galvanised fixings are recommended for any structural work within a few kilometres of the coast.
Budget for cosmetic repairs after restumping. Once the house is jacked up and re-levelled, it is normal for plaster cracks, tile cracks, and door frame shifts to appear. The house has been sitting out of level for years, and returning it to level causes movement in the superstructure. These are expected side effects, not signs of poor workmanship. Budget a 10–20% contingency above the structural quote for cosmetic repairs, including re-plastering, patching, and re-hanging doors.
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 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.
A good structural builder will:
Carry public liability and domestic building insurance (mandatory for work over $16,000 in VIC)
Provide a written contract for jobs over $10,000 (required by law in Victoria)
Involve an engineer for restumping, bearer replacement, or load-bearing modifications
Confirm building permit requirements and arrange the permit as part of the project
Worth checking:
VBA registration is current and covers the category of work proposed
The contract specifies stump material (concrete vs screw pile), bearer/joist timber grade, and engineering scope
The quote includes a contingency clause or explains how unexpected damage will be handled
Domestic building insurance is provided for jobs over $16,000
The builder explains what cosmetic damage to expect during restumping and who is responsible for repairs
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.