Restumping Costs in Melbourne, Sydney, and Brisbane (2026 Price Guide)

A full restumping job on a typical 3-bedroom house runs $12,000 to $25,000 depending on where you live, what material you pick, and how hard it is to get under your house. That range is wide because restumping is one of those jobs where the quote swings dramatically based on your specific situation.

Here is what you should actually expect to pay in each state, broken down per stump and per job.

Per-Stump Costs by State

Most restumpers quote per stump. The price covers removing the old stump, pouring a new footing, installing the replacement, and re-levelling the bearers. Here is where each state sits in 2026.

These are installed prices including footings, labour, and basic relevelling. GST is usually included but always confirm on your quote.

Total Job Costs for a Typical 3-Bedroom House

A standard 3-bed weatherboard or brick veneer house typically has 25 to 40 stumps. Some need a full replacement, others might only need partial work. Here is how the total job tends to land.

Access Difficulty Premiums

This is the one that catches most homeowners off guard. If your subfloor is tight, expect to pay more. A lot more.

Standard subfloor clearance is around 500mm to 600mm. Your restumper can work under there without too much hassle. But plenty of older houses sit lower than that, especially post-war homes that have settled over the decades.

• Tight subfloor (300mm to 450mm clearance): adds 20% to 30% to the total quote
• Very tight subfloor (under 300mm): some contractors will not take the job. Those who will can charge 40% to 50% more
• No side access: adds $500 to $1,500 for manual removal of old stumps through the house or over fences
• Extensions or additions over the subfloor: can make sections inaccessible, requiring partial floor removal ($2,000+ extra)

Ask your restumper to do a subfloor inspection before they quote. Any decent operator will crawl under for free as part of the quoting process.

Material Comparison: What Are You Actually Paying For?

The stump material drives a big chunk of the price difference. Here is what each option gives you.

Concrete stumps are the standard choice across most of Victoria and increasingly in NSW. They cost $250 to $400 per stump installed, last 50+ years, and are termite-proof. The downside is they are heavy and cannot be adjusted later if your house settles.

Steel adjustable stumps are the premium option at $350 to $550 per stump. They are galvanised to resist corrosion, last 50+ years, and here is the real selling point: you can re-level them later without replacing them. For houses on reactive clay soils (most of Melbourne's west and north), this is a genuine advantage.

Timber stumps are the cheapest at $180 to $250 per stump, but they are rarely used in VIC or NSW anymore. Queensland still uses them in some areas. Treated pine lasts 20 to 30 years, hardwood can push 40 years, but both are vulnerable to termites and rot. Read more in our full stump material comparison.

Why Melbourne Is More Expensive

Melbourne consistently comes in at the top end of restumping costs across Australia. There are two main reasons for this.

Reactive Clay Soils

Melbourne sits on some of the most reactive clay soils in the country. These soils expand when wet and shrink when dry, which puts constant pressure on house foundations. Restumpers in Melbourne need to pour deeper footings, typically 600mm to 900mm deep compared to 400mm to 600mm in most of QLD and parts of NSW.

Deeper footings mean more concrete, more excavation, and more labour. That adds $30 to $80 per stump compared to a straightforward job on stable soil.

Old Housing Stock

Suburbs like Williamstown, Northcote, and Brunswick are packed with Edwardian and Victorian weatherboards sitting on original timber stumps that are 80 to 120 years old. These houses often have low subfloors, no side access, and decades of extensions built over the crawl space.

A full restumping job on an unrenovated Edwardian in Northcote can run $22,000 to $30,000 depending on access and stump count. The same house in a Brisbane suburb with better subfloor clearance and stable soil might come in at $14,000 to $20,000.

What Is (and Is Not) Included in a Quote

A standard restumping quote should include:

• Removal and disposal of old stumps
• New footings (concrete pads or poured footings)
• Supply and installation of new stumps
• Re-levelling of bearers and joists
• Basic clean-up of the subfloor area

What is usually not included:

• Replastering cracked walls (get a plasterer separately, $300 to $800)
• Rehanging doors that no longer fit ($80 to $150 per door)
• Plumbing or electrical work displaced during the relevelling
• Building permits (required in VIC for full restumping, $200 to $500)
• Engineering reports if required by council ($400 to $800)

How to Get an Accurate Quote

The free restumping calculator on this site gives you a ballpark figure based on your state, house size, and condition. It is a solid starting point for budgeting.

For an actual quote, you need a restumper under your house. They will count the stumps, check the condition of each one, measure subfloor clearance, assess soil type, and look at access. Most reputable restumpers do this for free.

Get at least three quotes. Compare them line by line, not just the bottom number. The cheapest quote that skips relevelling or uses shallow footings is not a bargain.

FAQ

Can I restump just part of my house?

Yes. Partial restumping is common and makes sense if only one section has failed stumps. Expect to pay $3,500 to $8,000 for 8 to 15 stumps. Just be aware that if some stumps have failed, the rest are probably not far behind.

How long does restumping take?

A full restumping job on a 3-bedroom house takes 3 to 5 days. Partial jobs can be done in 1 to 2 days. You can usually stay in the house during the work.

Does restumping add value to my house?

Absolutely. A pre-purchase building inspection that flags failing stumps can knock $15,000 to $30,000 off the sale price. Getting the work done beforehand is almost always worth it. Check our guide on signs your house needs restumping if you are preparing for sale.