Restumping vs Raising a Queenslander

Restumping and raising both deal with the subfloor of a Queenslander, but they differ sharply in scope, cost and outcome. The right choice depends on what you want the finished house to do.

What restumping involves

Restumping replaces the existing stumps without changing the height of the house. The house may be jacked up a small amount to remove and replace individual stumps, but the overall floor level stays roughly the same.

Restumping suits a few clear situations:

The existing stumps are deteriorating, which is common with older timber stumps in Brisbane’s reactive clay soils
You want to stabilise the structure and stop movement without major works
You are not trying to create habitable space underneath
Budget and disruption are the main constraints

A restumping project for a typical Brisbane Queenslander cost roughly $15,000-$40,000 depending on the number of stumps, access and ground conditions.

What raising involves

Raising lifts the entire house to a new height - typically 2.4 m to 3.35 m under floor level - to allow a full build-under. It is a much larger and more expensive project than restumping.

Raising makes sense when the goal is more than structural repair:

You want to create habitable space under the house, such as bedrooms, living areas and bathrooms
You want to add to the home’s value and living area
The existing subfloor is beyond economical repair
You have the budget for a project in the $250,000-$450,000 range, and current rates will be higher

Cost comparison

Approach	Cost range	Outcome
Restumping	$15,000-$40,000	Structural stabilisation, same floor height
Raising + slab only	$80,000-$120,000	Raised house, new slab, no build-under fit-out
Full raise + build-under	$250,000-$450,000+	New ground floor, habitable space

The Coorparoo project - a full raise and build-under - cost $331,510 in total.

What if I just need to level the floor?

If the house is noticeably unlevel, but the stumps are otherwise in reasonable condition, spot restumping of selected stumps or hydraulic adjustment of existing concrete stumps may be enough. Either option is much cheaper than a full restump or raise, so engage a structural engineer to assess the cause of the movement before committing to an approach.

Regulatory considerations

Restumping generally does not require a development approval from Brisbane City Council, because it counts as maintenance work. Raising typically does require a DA, particularly in character overlay areas, because it changes the building envelope and the floor-to-boundary relationships. If you are in a character or heritage overlay, confirm requirements with BCC or a town planner before proceeding with either approach.

Restumping vs raising: FAQ

Is restumping cheaper than raising?

Yes, significantly. Restumping a typical Brisbane Queenslander costs $15,000-$40,000. A full raise and build-under costs $250,000-$450,000+. The question is whether you want habitable space underneath: if you do, only raising achieves that.

Do I need council approval to restump a Queenslander in Brisbane?

Restumping is generally maintenance work and does not require a development approval from BCC. You may still need a building permit from a private certifier. Confirm with your certifier before starting.

Can you raise a house that has already been restumped?

Yes, in most cases. The previous restump does not prevent a future raise. Your structural engineer will assess the existing structure and specify the requirements for the raise regardless of the stump history.

How do I know if my stumps need replacing?

Signs include visible lean or rot in timber stumps, uneven floors, doors and windows that stick or no longer close properly and cracks in internal linings that follow the floor movement. Get a building inspection for a professional assessment.