Expert Restumping & Structural Repairs in Paddington

Common signs your Paddington Queenslander requires restumping include: visibly sloping or uneven floors throughout the home, cracks appearing in internal walls particularly around doorways, doors and windows sticking or not closing properly, gaps appearing between floorboards or between walls and floors, visible deterioration of stumps when inspecting under the house, or the house feeling 'bouncy' when walking across floors. Many Paddington homes are over 100 years old and original timber stumps typically last 50-80 years depending on conditions, so if your stumps haven't been replaced in decades, proactive restumping is wise. We provide free comprehensive structural assessments for all Paddington properties to evaluate stump condition and recommend appropriate action.

For Paddington Queenslanders we typically recommend modern engineered concrete stumps or galvanized steel posts meeting current Australian Standards. Engineered concrete stumps offer excellent durability, termite resistance, and longevity (80+ year lifespan), while steel posts provide maximum strength particularly for larger homes or difficult access situations. Both options significantly outperform traditional timber stumps in Brisbane's climate. We design stump systems based on structural engineering assessment specific to your property including house weight, soil conditions on Paddington's hillside terrain, and sub-floor access constraints. All our restumping work includes full engineering certification and meets Brisbane City Council building code requirements for structural adequacy.

Restumping timelines for Paddington Queenslanders vary based on house size and structural complexity: standard workers cottages typically require 2-3 weeks, medium-sized Queenslanders generally take 3-4 weeks, and large high-set Queenslanders can require 4-6 weeks. The process includes initial structural assessment and engineering (1-2 weeks before work starts), Brisbane City Council building approval (4-6 weeks processing), actual house lifting and restumping work (1-3 weeks on site), and final council inspections and engineering certification (1 week). We provide detailed project timelines during initial assessment. Most Paddington homeowners can remain in the house during restumping though there will be periods of limited access and services interruption that we coordinate carefully.

Yes, termite damage repair is often performed in conjunction with restumping since the house is already lifted and sub-floor structures are fully accessible. During restumping we comprehensively assess all structural timber for termite damage including stumps, bearers, joists, and floor framing. Damaged timber is repaired using appropriate structural methods including splicing sound timber sections, or complete replacement of severely compromised members. We perform termite treatment throughout the sub-floor area and install physical termite barriers around new stumps as required by current building codes. This integrated approach is highly cost-effective as scaffolding and house lifting costs are already committed, making it the ideal time to address any termite-related structural issues throughout your Paddington property's sub-floor.

No, when performed by experienced heritage home specialists like our team, restumping should not damage character features. We use specialized hydraulic jacking systems that lift houses slowly and evenly, protecting internal plaster and heritage details. Before lifting we assess and provide additional support for heritage elements like decorative cornices, VJ walls, and ornate ceilings. We've successfully restumped dozens of Paddington heritage homes including properties with significant heritage overlays without damaging character features. Our heritage-sensitive approach includes careful planning, appropriate lifting techniques, and experienced tradespeople who understand the importance of preserving Paddington's architectural character. Any minor plaster cracks that do occur can be easily repaired during normal painting maintenance.

Yes, floor leveling is a major benefit of restumping and we perform comprehensive leveling for all Paddington projects. When the house is lifted we assess the entire floor frame structure, identify settlement patterns and structural movement, repair or replace any damaged bearers and joists, and carefully lower the house onto new engineered stumps at proper levels correcting decades of settlement. We use laser leveling equipment to ensure accurate floor levels throughout. Most Paddington Queenslanders have experienced some settlement over 80-100+ years, and restumping is the opportunity to return floors to proper level. However, we balance perfect leveling with heritage preservation - extremely old homes sometimes require gradual leveling approaches to avoid stressing heritage finishes.

Restumping in Paddington requires Brisbane City Council building approval as it involves structural work. The approval process includes: structural engineering plans and specifications prepared by registered engineers, building approval application submitted to council, mandatory inspections at key stages during work, and final inspection and certification upon completion. For heritage-listed properties additional heritage approvals may be required. We manage the entire council approval process for Paddington restumping projects including preparing all required engineering documentation, submitting applications, coordinating mandatory inspections, and obtaining final approvals and certifications. Council approval typically takes 4-6 weeks processing time which we factor into project scheduling.

Restumping costs for Paddington Queenslanders typically range from $35,000 to $60,000 for standard-sized homes, with larger high-set Queenslanders costing $55,000-$85,000+. Pricing factors include house size (number of stumps required), extent of structural timber repairs to bearers and joists, floor leveling complexity, termite damage repair if present, site access difficulties on Paddington's hilly terrain, and engineering and council approval costs. Workers cottages generally cost less ($25,000-$45,000) due to smaller size. We provide detailed written quotes after comprehensive structural assessment including engineering evaluation. All quotes include engineering certification, council approvals management, and our 15-year structural warranty. Free initial structural assessment provided for all Paddington properties.