Cost to Raise a Queenslander

House raising is the single most dramatic stage of a Queenslander build-under: and it’s often the first figure people want to know. What does it actually cost to lift a Queenslander off its stumps in Brisbane?

The honest answer is: it varies significantly. This guide gives you the real numbers from one completed Coorparoo project, with the factors that move the price up or down for any project.

What it cost on this project

On our Coorparoo project, the total raise and subfloor stage was $66,500:

• Raise contractor (including temporary works): $42,000
• Structural engineering (raise design and subfloor): $6,500
• Permanent subfloor framing and stumps: $18,000

for any current quote, get at least three written tenders from licensed raising contractors in South East Queensland.

What affects the cost of a Queenslander raise

House size. A larger house requires more jack positions, more temporary works and a heavier permanent subfloor. A smaller cottage will cost less than a 4-bedroom double-fronted Queenslander.

Raise height. The higher you raise, the more it costs: in the temporary works, the permanent engineering specification and the stump length. Going to 3.35 m (as on the Coorparoo project) cost roughly $8,000 more in structural premium than a standard 2.7 m raise.

Site access. The raising equipment is large. If your block has restricted side access, it affects how the contractor sets up and may add cost. Very tight sites can add $5,000-$15,000 or make some contractors decline to quote.

Soil and site conditions. Reactive clay soils require more heavily engineered subfloors. Sloping sites require more fill or cut-and-fill earthworks before the slab.

Contractor pricing at time of booking. House raising in Brisbane is a specialist industry. There are relatively few established operators and their schedules fill up. Booking several months in advance typically produces better pricing than booking late.

What’s typically included in a raise contractor quote

A raise contractor quote usually covers:

• Hydraulic jacking system hire and operation
• Pre-raise preparation (temporary bracing, service disconnection coordination)
• Raising the house to the target height
• Temporary crib stack or steel frame supports during the build period
• Lowering the house onto the permanent subfloor
• Basic site clean-up

What is usually not included:

• Structural engineering fees (separate engagement)
• Permanent stump and bearer installation (sometimes done by the raiser, sometimes by a separate contractor)
• Services disconnection and reconnection (plumber and electrician)
• Any earthworks for the slab

Always confirm exactly what is and isn’t included before comparing quotes.

How to get and compare quotes

Get at least three quotes. The raising industry in Brisbane is small: contractors are known in the market and word-of-mouth matters. Your structural engineer will often have recommendations.

Comparing quotes is not just about price. Check:

• Has the contractor raised houses of similar size and height before?
• Have they worked with your engineer before?
• What is their approach to the temporary works specification?
• What happens if unexpected issues arise (cracked plaster, bearer splitting)?
• What is their availability?

On the Coorparoo project, the cheapest quote was $8,000 less than the contractor engaged. The one engaged had strong references and a prior relationship with the structural engineer. That relationship saved time and avoided back-and-forth during the actual raise.

The Coorparoo project reference

• Raise contractor: $42,000 (including temporary works)
• Structural engineering: $6,500
• Permanent subfloor framing and stumps: $18,000
• Total raise and subfloor: $66,500
• Raise height: 3.35 m / 11 feet

This was a 3-bedroom 1920s Queenslander in inner Brisbane with reasonable access. Your project will differ: but this gives you a real-world benchmark.