Browse Forums General Discussion 1 Jul 12, 2011 12:04 pm Hi all, since we bought our house 3 years ago and due to the droughts and recent wet weather in Melbourne, our house has moved a bit. We have quite a few cracks in walls, hubby has had to shave bits off the doors so they shut and there is a slight slant to the floor in a few areas. The front part of our house is a basic old weather board, apparently re-stumped 5 years ago, the extension out the back was done on the cheap, and is a combo of concrete slab and piles? From the sound of this do we really nearly a re-stumping job on the house? What if the land below the house shifts more? I have heard re-stumping can cost around $5,000? Any insight anyone has into our issues would be greatly appreciated. Re: Re-stumping/foundation work question? 2Jul 12, 2011 12:18 pm Ohhhhhhh I'm sorry to be the bearer of bad news...but I was very much where you are a few months back.
Take a deep breath Our house was behaving very much like yours over the past 10 years, we had a renno/extension planed so we let it all slide till now. We only had the front 4 rooms and hallway to do, and with no subfloor access it was all a mystery as to how much work needed doing untill the floors came up. Have a look at my 60k step post .... i tell my story there. But in short if you have had some ******* restumping done in the past by previous owners,,, that has the potential of making things much worse. The guys we used came highly recomended by friends and my builder and they have done an incredible job. If you intend to stay in your house, get the job done right, a ** job shows up very quickly. We are inner west of melbourne. Good luck Re: Re-stumping/foundation work question? 3Jul 12, 2011 12:27 pm Thanks for the reply, just read your 60k step post, you poor things!!! Yes, i believe its quite damp under our house now, the extension part with concrete slab is fine (aside from normal ground shifting in these conditions), its more the original part of the house I'm concerned with. I guess we really do need to get a couple of quotes on what needs to be done? From your experience, does it sounds like re-stumping, or something entirely different? Re: Re-stumping/foundation work question? 4Jul 12, 2011 2:02 pm From what you describe it sounds like a restumping job. If you have enough clearance to get under the house, a quick inspection by an expert will let you know straight away how much you are up for. But if you want to look yourself there a few obvious tell tale signs to look for. Easiest to spot is packing, little pieces of thin material often fibro place on top of the stumps. If there is a lot of this on a lot of stumps you are in trouble. Also look for how many stumps there are under your supporting walls, there should be one every metre or so, if there are more...welcome to my world. The biggest expense is timber though. If your joists and bearers are in poor condition they will have to be replaced. In our case we couldnt get under there without ripping up the floor. Water wasnt really our problem, the ******* previous remedial work is what cost us the money. Its a bugger of a job to remove stumps, and to do the job properly you do need to take them out if they werent done right in the 1st place. good luck and let me know if you can get under to have a look Re: Re-stumping/foundation work question? 5Jul 14, 2011 8:40 pm I have to ask why the word ****** (hmmmm cant say it without it getting ***** again) was blanked out I mean it isnt a crude word and there must be lots of reference to ******* builders ******* operators and ******* products in here. Or is it my spelling ... is it spelt doggee have i incured the wrath of the mods ????? Block of two storey townhouses requires painting on the roof. A brick parapet wall separates each unit and extends above the tiled roof. The parapet walls require sealing… 0 3502 I posted the floorplan on Houzz.com forum and got some really good ideas and advice from people there. Then we reached out to a couple of renovation companies and one… 5 10098 1) I had requested R6 ceiling insualtion batts, however I noticed that on some areas there are huge gaps which will allow hot air to sweep in, and also noticed black/grey… 0 3597 |