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Contact Restumping Toowoomba

Send the suburb, what the house sits on and what you have noticed inside. A couple of photos of the worst room and, if you can get there, a stump under the floor usually gets you a price range before anyone drives out.

Call

07 4580 3424

Quickest option, especially if there is a date attached. Say the date on the call, and say whether you live in the house, rent it out, or are still deciding whether to buy it.

Or send the details

Fill this in and someone will come back to you. Photos of the floor, the outside of the house and the subfloor answer most questions before they are asked. Under a high-set Queenslander that is a walk in with a torch; under a low-set post-war home it is a phone held through the access hatch, and either one saves a trip out just to look.

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We will call you back

Or call 07 4580 3424. If a sale or a builder is waiting on it, say so.

What helps with a quote

  • The address or suburb. The overlays are checked from it on council's mapping. A heritage or neighbourhood character place in East Toowoomba or Newtown, a flood hazard area along East Creek or West Creek, or the landslide hazard overlay on the escarpment changes the paperwork before it changes the price, and it tells us whether the house is likely on red soil or black clay.
  • What the house sits on. Timber stumps, concrete stumps, steel stumps, brick piers or a slab. If you do not know, a photo under the house tells us.
  • What you have noticed. Which rooms slope, which doors stick, where the cracks are, and whether it changes with the seasons: worse after the summer storms or worse through a dry winter.
  • Clearance and access. Whether the house is high-set or low-set, roughly how high the floor is off the ground, whether there is a side path a barrow or a small machine could use, and whether the street is one a trailer can park in.
  • Photos. The worst room with a level or a marble on the floor, the outside of the house showing the battens or lattice, and anything under the floor you can reach: a stump at ground level, a bearer, the soil.
  • Any paperwork. A building and pest inspection report, an old building approval or plans from a council plan search, an engineer's letter, a soil test if one was done for an extension.
  • Who holds the key. If the house is tenanted or you are buying it, the name of the tenant, agent or vendor who can open the house and the gate.
  • The date. Settlement, a builder's start, a raise or build-under that is waiting on the stumps, or a floor that is getting worse quickly.

Areas covered

Toowoomba City, East Toowoomba, Newtown, North Toowoomba, South Toowoomba, Harristown, Rangeville, Kearneys Spring, Darling Heights, Wilsonton, Wilsonton Heights, Rockville, Harlaxton, Mount Lofty, Prince Henry Heights, Centenary Heights, Middle Ridge, Drayton, Glenvale, Cranley, Highfields, Westbrook, Gowrie Junction, Cabarlah, Crows Nest, Oakey, Pittsworth, Cambooya, Greenmount and Withcott, along with the smaller settlements between them across the Toowoomba region.

If it is urgent

A floor that has dropped suddenly, a stump that has given way under a load, or a house that has moved after a storm or a landslip on the escarpment is a different kind of job. If anyone is in danger, call 000. If the house is unsafe but nobody is at risk, keep people off the affected floor, tell your insurer, and ring Toowoomba Regional Council on 131 872, whose building team deals with unsafe buildings. On a steep block in the landslide hazard overlay, do not let anyone under the house until an engineer has looked at it. After a flash flood like January 2011, water under a house can have scoured the soil out from around the stumps without anything showing from the street, so get the subfloor looked at before the house is lived in again.

What this site cannot help with

Nobody here can issue a building approval, tell you over the phone what class your soil is, say whether your house is a mapped heritage or character place or sits in the flood or landslide overlay, or design underpinning. For a certification question, Toowoomba Regional Council's building certification team is on 4688 6828, with a duty certifier at the Toowoomba Service Centre on Tuesdays and Thursdays from 9 to 4.30; for a planning or overlay question, ring 131 872 or email [email protected]. For a licensed contractor, search the QBCC licensee register.

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Questions

Common questions

How do I get a restumping quote in Toowoomba?

Call or use the form. Give the suburb, what the house sits on, what you have noticed inside, and send a few photos. A builder comes back with a price range or a time to look, a subfloor inspection follows, and the written quote comes from that. If you are not at the house, or it is tenanted, say who can open it.

Is the quote free?

Quotes are normally free. Confirm it when you book, and ask whether the subfloor inspection is charged separately, particularly for a house out at Pittsworth, Oakey or Crows Nest where the inspection means a trip rather than a stop on the way past a job in town.

Do you need to visit before quoting?

A first price range can come from photos and a description. The number that goes on a contract comes from an hour under the house with a probe and a level, because the state of the bearers, whether termites have been through, and whether the stumps are sitting in red loam or black clay is not visible from anywhere else.

What photos should I send?

The worst room with a level or a marble on the floor, a door that sticks with the gap visible, the outside of the house at batten or lattice level, and anything you can reach under the floor: a stump at ground level, a bearer, the soil. If a downpipe discharges onto the ground beside a stump, or a garden bed sits against the house, a photo of that helps too.

Can you work to a settlement date?

Tell us the date at the start. The building approval, the contract and the Home Warranty notice set the pace, and a subfloor inspection before settlement is often what the buyer or the vendor needs most. A building and pest report that flags the stumps is a starting point, not a quote, so send it with the enquiry.

I have a building and pest report that mentions the stumps. What should I send?

The report itself, or the pages about the subfloor. It says what the inspector saw and where, and it is the starting point for the inspection and the quote. If the report also mentions termite activity, drainage, or cracking in brickwork, those pages matter too, because they change which trade needs to look first and whether the job is restumping or underpinning.

Do you cover Highfields and the towns on the Downs?

Yes. Highfields, Cabarlah, Gowrie Junction and Crows Nest to the north, Westbrook, Cambooya, Greenmount and Pittsworth to the south and west, Oakey out on the plain and Withcott at the foot of the Range, as well as every suburb in the city. The ground on the Downs is black cracking clay rather than red soil, so say which way the house is from town.

Can you arrange the engineer for underpinning or a raise?

Yes. The certifier asks for a structural engineer's design before approving underpinning or a house raise, and a geotechnical engineer may be needed to test the soil and design the footings, particularly on black clay or on a steep block in the landslide hazard overlay. That is arranged as part of the job, or you can supply a recent report if you have one.

Next step

Or just ring

Quickest if a settlement, a building report or a builder's start date has put a date on it.

Call 07 4580 3424Request a quote →