Re-stumping ADVICE Needed

[Jove]

I need some advice in relation to re-stumping. I am no handy man so please bare with me! I am currently looking at purchasing a property in the Dandenong Ranges in Melbourne. The house was built circa 1950 and is a fully renovated Weatherboard. I have had 2 x building inspections done and one has said it needs re-stumping and the other said it doesn't (and you wonder why I am confused). There was some damage to some bearers and joists (previous termite damage) which has now been repaired. I am now concerned about the stumps. One of the reports says that there is evidence of dry rot and failing to replace may result in major structural damage...

I have 2 questions:

What should I be looking for to establish if the stumps are OK or not OK?
If it does need re-stumping what should I be expecting to pay? The house is on a steep block and access to some parts of the sub floor is limited.
Appreciate any advice or things to be weary of.

Many thanks

[Kev Y.]

Jove.. welcome.
One of the FIRST rules of this forum is "SEARCH".

This subject has been discussed at length several times.

If you type restumping into the board search tab you wil get a heap of previous threads on the topic.

But just to help you on your way, go to your local council offices, and ask them for a list of qualified, licenced house re stumping companies.

as for what you may be expected to fork out .. just over 18 months ago I paid $6000 to have all of the stumps in my home replaced.

[grinner]

I also have a 1950's weatherboard house that I have recently had restumpped. Mine is about 12 sq's and cost about $4500. A few things to check out first;

1. Are there any parts of the house that are appearing to sag, ie the stumps have sunk. You can quickly check this with a clear plastic hose water level. Pick a stump and compare it to other stumps around the outside of the house. I found some of mine were up to 40mm below the highest point.

2. Inside the house, does the floor feel springy? Do items on shelves rattle as you walk past them etc.

3. Some of my stumps looked perfect from the ground up, but digging 200mm or more into the ground showed that they had rotted away to nothing, where as the next stump along was fine all the way down to the sole plate.

Even if you have none of the above, you may still need restumping. Best bet is to get professional advice.

Grinner:D

[ausdesign]

Grinners advice is sound.

Dry rot in the stump area will generally be evident at or just below ground level & this can be checked by using a heavy pointed metal rod & / or clearing away the soil at the ground level of the stump. - in clay soils where the water can fill into the excavated stump hole and sit, it may be lower down. Typically, red gum stumps can be 'eaten away' to a certain extent without their structural integrity being compromised ( i didn't know how to say that easier) & this then becomes a 'judgement' call as to whether to replace the stump.
You mention lack of access to some parts - is the dry rot in the bearers or joists due to lack of ventillation ??

As to cost - restumpers will normally price for the overall job not per stump so I cant help