Restumping and subfloor work

When you need it

Subfloor problems show up as cosmetic symptoms before anyone thinks to look under the floor. A door that suddenly sticks in one corner of the house. A diagonal crack above a doorway that returns each year despite patching. Springy or bouncy floors in a room that didn't used to be. A noticeable slope when you put a ball on the floor.

These symptoms all point to one of three things: stumps that have rotted (timber) or shifted (concrete), bearers and joists that have failed, or subfloor ventilation that's inadequate and is feeding rot.

Catching it early is the difference between a localised repair and a full restump. A single rotted stump in a 1930s timber-stumped home is a manageable fix; ten of them, plus failed bearers, is a major job.

How the work runs

The first job is always inspection. Crawl space, condition assessment of every stump and bearer, photos of the failures, and a written scope. The quote depends entirely on what the inspection finds — there's no honest way to quote restumping by phone.

If the work is localised — a handful of stumps — most jobs are completed in one to three days with the house occupied (lifting one stump at a time keeps the floor stable). Full restumps are longer and may require the tenant to vacate for part of the work.

Concrete stumps where the soil and slope allow; timber stumps where matching the existing structure makes more sense (mostly heritage homes where the original timber stumps are still doing their job).

What the inspection covers

Stump condition (rot for timber, settlement or cracking for concrete), bearer and joist condition, floor level across the entire space, subfloor ventilation, and any signs of water ingress. The written report identifies which items are critical, which are watch-this-space, and which can be deferred.

For owners considering a sale, an inspection-only quote is available — we provide the assessment and recommendations without the obligation to proceed with us for the works.

Common scenarios

• Tenant reports the bathroom door has started sticking. Initial check: floor has slipped by 8mm in that corner — failed stump under the wet area.
• Hairline cracks reappear above two doorways every winter. Pattern points to subfloor movement; restumping in that wing solves it.
• Pre-purchase building inspection flags 'subfloor concerns' on a 1920s Caulfield home. Buyer wants an itemised quote before settling on a price.
• Floor has felt bouncy in the living room since the rug was lifted. One joist has failed; replacement plus an additional support stump.
• Owners corporation requests a structural assessment after a neighbouring property's restump revealed widespread issues in the street.