Restump or repack? - Different recommendations given

[glens22]

Hi all,
We have a brick vaneer house in Pascoe Vale South, Vic. We moved in, in around 2005 and the house was restumped by the previous owners in 2000 with concete stumps. In around 2006/7 we noticed the floorboards dropping away from the skirting boards in some places of the house. Back part of the house is worse. We used to have a Vic Ash tree (50+ yr old) 3 meters from the back of the house. We pulled this out in 2006.
Anyway I have started getting quotes to get the house level as skirting boards are about 3cm from the floorboards in the back of the house, and the doors wont close in the front of the house. My house is very low so crawling underneath isnt an option. I have made a man hole in one of the bedrooms and can see at least one original timber stump, the rest concete.
We have gotten 3 quotes so far
Advanced reblocking specialists - Says house needs to be restumped. Shouldnt repack given that the soil has shrunk and causing stumps to sink in some places - 20 yr warranty
Inspirational reblocking - Says the same as Advanced reblocking - 15 yr warranty
Master Reblockers - Says to repack. Said proper repacking by evenly distributing load of the house will be as effective as putting new stumps. - 15 yr warranty

The price between reblocking and repacking is around 4k. As the house is low, we have to vacate the house and have floorboards lifted. We dont really want to be going through this again in 5 or so years.

So we arent sure which way to go, or if there is someone who can give us some professional advice,

Thanks in advance,

Glen

[rsser]

Suggest you put this thread up in the Renovate forum Glen.

But my 2c worth would be to reblock I'm afraid, unless Master Reblockers can guarantee that the packing won't move. And that they'll be around in 10 years time if it does.

What's the soil type out there?

[Harry72]

Would it be feasible to concrete it instead?

[Chesand]

What's the soil type out there?

Most of that area is based on clay with basalt rocks and is renowned for movement.

I grew up there and the family home was sold about 9 years ago.

[rsser]

If you've got clay not too far down you'll get movement. The risk with packing is that this movement will lead to packing creep.

You might benefit from the advice of a soil engineer.

There are also hi tech options like calibrated water feeding around the foundations to swell the clay.

[Calm]

I notice all the quotes have a guarantee - what about the 2000 job was it guaranteed too - where are they - the guarantee should belong to the house not the person who paid for the job (previous owners)

I would check this out first. As for which one well repacking is using the stumps that are sinking now so prob wont last long - maybe no foot plate under stumps?

cheers

[glens22]

Hi all,
thanks for the reply. The soil is mostly clay as mentioned. As for the quotes, if the job is just repacking, the warranty is only on workmanship and materials, meaning if the existing stumps sink more, then its my problem. If the packing or the one or 2 wooden stumps that they replace fail then thats what they cover. But given the movement we have noticed again in the last 6 months, I'm getting a bit weary of re-packing eventhough Master Reblockers says that repacking will be just as good as reblocking if the weight of the house is distributed correctly.

[glens22]

I notice all the quotes have a guarantee - what about the 2000 job was it guaranteed too - where are they - the guarantee should belong to the house not the person who paid for the job (previous owners)

I would check this out first. As for which one well repacking is using the stumps that are sinking now so prob wont last long - maybe no foot plate under stumps?

cheers

Hi,
the previous company was "John Thompson reblocking". We cant find any trace of this company anymore. If I could I would be on to them straight away!
As for the footing, not really sure whats under there.

Thanks!

[Calm]

Hi,
the previous company was "John Thompson reblocking". We cant find any trace of this company anymore. If I could I would be on to them straight away!
As for the footing, not really sure whats under there.

Thanks!

googled his name

John L Thompson Reblocking [Essendon, VIC] :: VicDir Info

cheers

david

[glens22]

Thanks! I should have been more specific in my last post. Yeah I have found his number(s), but no longer exist to him. Other people have the numbers,

Glen

[glens22]

Would it be feasible to concrete it instead?

What do you mean concete it instead?

Thanks

Glen

[Harry72]

Replace the stumps with a foundation and concrete floor so the house floats on the clay bed. Possibly use waffle pods or solid fill.

Cant say I seen a brick veneer house on stumps, not common around these parts?

[glens22]

Replace the stumps with a foundation and concrete floor so the house floats on the clay bed. Possibly use waffle pods or solid fill.

Cant say I seen a brick veneer house on stumps, not common around these parts?

Hi, yes its brick veneer. Timber frame with brick external wall. Majority of houses were built like this. Most now are on concrete slabs,

Glen