restumping- need to remove chimney?

[delia]

Hi,

I have bought a WB house that needs restumping as well as new joists, bearers and probably a new floor. We get the keys to have a look under the floorboards next week (1st May). I have been told by one reblocker that I will need to remove the chimney as we are want to elevate the house to about 400mm. Currently it looks like the house is sitting on the ground or is about 100mm off the ground. We want to improve the ventilation hence raising it. But do I really need to take down the chimney (which is in the centre of the building) to do this? There is a heritage overlay on the house and we don't want to have to do it unless absolutely necessary.

Secondly, there may be a concrete section in the middle of the house. I know we need to remove the concrete but are able to raise this part of the house with the rest?

Delia

[johnc]

If you raise the house above its original level you may well collapse the chimney through the roof and ceiling. This is something that will have to be sighted and a second opinion from a building surveyor or builder will be worth the expense. Chimneys do not make reblocking any easier and tend to be a pain in terms of increasing plaster cracking and getting the job right.

I gather the concrete in the middle is a concrete floor. Generally all joists bearers etc will have been removed and a concrete floor shoved in. This does no more than weaken the structural base of the house. It also reduces ventilation and can induce rot in the surrounding area. The shot is to remove the concrete and replace bearers etc, again talk to a builder as well as the reblocker, alternatively a bulldozer may be a cheaper alternative.

John.

[KeepaTalk]

Hi Delia

I also am in Yarraville and have restumped. I have two chimneys which I left in place. The heritage overlay will restrict you in terms of removing the chimney, unless it's UNSAFE (wink wink).

Also make sure the people who do it use a water level as this is the most accurate way of leveling the whole house. The mob that did mine reckoned they used a lazer level. But I checked every stump with a dumpy level and there were in some places 80 mm difference.

My bearers where 100 mm above the ground and the minimum needs to be 250 mm. So I got the shovel out and started digging. If you do lift the house think about lifting it enough so you can crawl underneath to access any services etc.


Cheers

KeepaTalk

[Cobber]

What does it cost to get a house restumped these days. Im demolishing the back of my house and keeeping the front 4 rooms and getting it restumped. There is heaps of room for them to get under as its on a slant and also has brick piers underneath. Overall its not too bad but does need restumping as still has old wooden stumps etc.

cheers

[Ben (TM)]

Depending on how many stumps there are, you'd be looking at about $5k

[delia]

Thanks JohnC and Keepatalk for the advice.

Some say it needs bulldozing but that aint an option for us. Nice to know that I may be able to keep the chimney. I'll keep in mind the level factor. I don't want to be doing this again.

Delia