How much does restumping & underpinning cost in Adelaide?

Q: How much does it cost to restump a house in Adelaide?

Restumping a house in Adelaide costs $7,350–$14,700 (typically $11,050) for a 2–3 bedroom timber cottage or smaller home on 15–25 stumps, and $11,950–$23,900 (typically $16,550) for a standard 3–4 bedroom home on 25–40 stumps. Tight-access jobs where floorboards must be lifted inside run $18,400–$36,800 (typically $25,750), while partial restumping of 5–10 stumps costs $2,025–$5,150 (typically $3,300).

Q: How much does concrete underpinning cost in Adelaide?

Concrete underpinning in Adelaide costs $1,100–$2,575 per pin or linear metre (typically $1,700 per pin / m). Stabilising a dropped corner or wall section on an Adelaide villa or bungalow (typically 4 to 8 pins plus engineering and council consent of $1,100–$3,500) usually totals $6,600–$18,500.

Q: How much does restumping cost per stump in Adelaide?

In Adelaide, precast concrete stumps cost $165–$440 per stump (typically $295), galvanised or adjustable steel stumps cost $220–$590 per stump (typically $385), and treated hardwood stumps cost $145–$370 per stump (typically $240), supplied and installed.

Q: Do I need development approval for restumping or underpinning in Adelaide?

Yes. Structural restumping and underpinning require Building Rules Consent in South Australia via the PlanSA portal, supported by a structural engineer's footing design and soil classification ($1,100–$3,500 per job, typically $2,025), and must be performed by a CBS-licensed building work contractor.

Q: Why do so many Adelaide houses need underpinning or restumping?

Much of metropolitan Adelaide sits on highly reactive Keswick and Hindmarsh clays (AS 2870 Class H1, H2 and E) that swell in winter and shrink deeply in dry summers. Older homes were built with shallow strip footings and untreated red gum or jarrah internal stumps that move and decay over 60–100 years.

2026 Price Guide

Most house restumping jobs in Adelaide cost $7,350–$23,900

for a full-house restumping or reblocking

In Adelaide, concrete stumps cost $165–$440 per stump, galvanised or adjustable steel stumps cost $220–$590, and treated hardwood stumps cost $145–$370. Partial restumping (5–10 stumps) runs $2,025–$5,150. A full restump costs $7,350–$14,700 for a 2–3 bed cottage and $11,950–$23,900 for a standard 3–4 bed Adelaide home, while concrete underpinning runs $1,100–$2,575 per pin / m.

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Restumping & Reblocking costs in Adelaide are up around 4.1%% over the past year, re-verified against 90+ sources in October 2026.

Source: WTD Tradie Price Index · Updated quarterly

Average Full-House Restump in Adelaide

$16,550

for a standard 3–4 bed home (25–40 stumps)

$165–$440

Concrete stump

$11,950–$23,900

Standard 3–4 bed

$1,100–$2,575

Underpinning (per pin)

Partial $2,025Typical $16,550Complex $36,800

Source: whatsthedamage.com.au — 2026 Adelaide Restumping & Reblocking Cost Guide

Updated October 2026 · Independent pricing · GST included

Restumping a house in Adelaide costs $7,350–$23,900 for most homes with a suspended timber subfloor, or $165–$590 per stump installed. A 2–3 bedroom timber-framed cottage or smaller bungalow on 15–25 stumps costs $7,350–$14,700 (typically $11,050), while a standard 3–4 bedroom home on 25–40 stumps runs $11,950–$23,900 (typically $16,550). Partial restumping of 5–10 stumps costs $2,025–$5,150 (typically $3,300).

Adelaide is famous for having some of Australia's most extreme reactive clay soils (AS 2870 Class H1, H2 and E across the Adelaide Plains and foothills), combined with a high proportion of solid bluestone/sandstone villas, red-brick Tudors and Californian bungalows. Because many character Adelaide homes have solid masonry perimeter walls on strip footings with suspended timber floors on stumps inside, homeowners frequently need either internal floor restumping or external concrete underpinning at $1,100–$2,575 per pin / linear metre (typically $1,700). Complex or low-clearance through-floor restumping runs $18,400–$36,800 (typically $25,750), bearer/joist repairs add $110–$315 per m (typically $195/m), and SA building rules consent, soil reports and engineering add $1,100–$3,500 per job (typically $2,025).

Comparing cities, or after the Australia-wide picture? See the national guide: How much does restumping & reblocking cost in Australia?

Quick Answer

Restumping a house in Adelaide costs $7,350–$23,900 for most homes ($7,350–$14,700 for a 2–3 bed cottage or $11,950–$23,900 for a standard 3–4 bed home), or $165–$590 per stump. Concrete underpinning on Adelaide's reactive clays costs $1,100–$2,575 per pin / m (typically $1,700). GST included — verified October 2026. Get free Adelaide quotes →

Restumping & Reblocking Price List — Adelaide (2026)

Service	Low	Typical	High
Concrete stump replacement (supply & install)	$165per stump	$295	$440
Galvanised or adjustable steel stump replacement	$220per stump	$385	$590
Treated hardwood timber stump replacement	$145per stump	$240	$370
Partial restumping / spot relevel (5–10 stumps)	$2,025total	$3,300	$5,150
Full house restumping — 2–3 bed weatherboard (15–25 stumps)	$7,350total	$11,050	$14,700
Full house restumping — standard 3–4 bed home (25–40 stumps)	$11,950total	$16,550	$23,900
Complex, low-clearance or two-storey restumping & relevel	$18,400total	$25,750	$36,800
Concrete underpinning (reactive clay subsidence)	$1,100per pin / m	$1,700	$2,575
Subfloor bearer or joist replacement (timber repair)	$110per m	$195	$315
Building permit, engineering & soil report allowance	$1,100per job	$2,025	$3,500

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Prices verified October 2026 · Cross-referenced against 90+ Australian trade pricing sources · See methodology

Prices include GST. Based on Adelaide metro area, October 2026. Outer suburbs and complex access may vary.

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Adelaide Restumping & Underpinning: Keswick Clays, Villas & Bunglows

Adelaide's geology and heritage architecture create a unique split between internal subfloor restumping and perimeter masonry underpinning:

Extreme Reactive Clays (Keswick & Hindmarsh Clays — Class H2 & E): Suburbs across the eastern, inner-southern and northern plains — including Norwood, Burnside, Unley, Prospect, Payneham, Campbelltown, Magill, Goodwood and Marion — sit on highly expansive clays that experience seasonal surface movement of 60mm–100mm+. When old red gum or jarrah internal stumps sink or rot, replacing them with adjustable galvanised steel stumps ($220–$590 per stump, typically $385) or precast concrete stumps ($165–$440 per stump, typically $295) restores level floors.
Solid Brick Villas, Cottages & Tudors (Underpinning vs Restumping): Pre-1940 Adelaide sandstone/bluestone villas and double-brick bungalows carry their roof load on thick perimeter masonry walls, while the internal floorboards sit on dwarf walls or timber/concrete stumps. If the floors bounce or dip away from the skirting boards, internal restumping ($7,350–$14,700 for 2–3 bed; $11,950–$23,900 for 3–4 bed) solves the issue. If stepped diagonal cracks open in the external brickwork or stone walls, sequenced concrete underpinning ($1,100–$2,575 per pin / m, typically $1,700) is required beneath the strip footing.
Port Adelaide, Semaphore, Largs Bay & Western Suburbs: Higher concentration of timber-framed weatherboard and iron cottages on high water tables or estuarine soils, where full restumping ($7,350–$14,700 for 2–3 bed cottages) and subfloor bearer replacement ($110–$315/m, typically $195/m) are common.
SA Building Work Contractors Licence (CBS) & Development Approval: In South Australia, structural restumping and underpinning require a builder licensed with Consumer and Business Services (CBS) under the Building Work Contractors Act 1995 (with Building Indemnity Insurance on domestic contracts over $12,000) and Building Rules Consent via the PlanSA portal ($1,100–$3,500 including structural engineering and geotechnical footing report).

What Affects Restumping & Reblocking Costs in Adelaide

Internal subfloor stumps vs perimeter masonry walls

In Adelaide character villas and bungalows, bouncy internal timber floors are fixed by restumping ($7,350–$23,900), whereas cracked external sandstone or double-brick walls require concrete underpinning ($1,100–$2,575 per pin / m, typically $1,700).

Keswick & Hindmarsh reactive clay depth (Class H2 / E)

Adelaide's expansive clays require deeper footing pads and often adjustable-head steel piers ($220–$590 per stump, typically $385) so seasonal movement can be adjusted without re-excavating.

Tight subfloor clearance (<400mm)

Many Adelaide bluestone cottages and symmetrical villas have minimal clearance beneath the Baltic pine or jarrah floorboards. Lifting floorboards to restump from inside moves full-house costs into the $18,400–$36,800 complex band (typically $25,750).

Salt damp, rot & bearer replacement

Rising damp and poor subfloor ventilation in older Adelaide masonry homes frequently rot the ends of timber bearers where they meet dwarf walls. Bearer or joist replacement adds $110–$315 per linear metre (typically $195/m).

PlanSA building consent & engineering

Structural footing and underpinning work in SA requires a geotechnical soil report, structural engineer computations and Building Rules Consent ($1,100–$3,500 per job, typically $2,025).

Plaster & masonry crack patching

Lifting a subsided wall or floor in a solid-plaster Adelaide home requires slow, staged jacking to minimise new cracks, followed by flexible masonry crack stitching and cornice patching.

How to Save Money on Restumping & Reblocking in Adelaide

Before commissioning expensive underpinning ($1,100–$2,575 per pin / m) in Adelaide, hire an independent structural engineer to confirm whether the movement is active soil heave (often caused by a leaking sewer/stormwater pipe or large street tree) rather than ongoing settlement.

Check your contractor holds a current SA Building Work Contractors licence with Consumer and Business Services (CBS) and provides Building Indemnity Insurance on jobs over $12,000.

On Class H2 and E clay sites across Burnside, Norwood, Unley and Campbelltown, consider adjustable steel stumps ($220–$590/stump) for internal subfloors so future drought/wet-year movement can be tweaked with a spanner.

Keep subfloor air vents clear on all four sides of Adelaide bluestone and brick homes to prevent fungal rot in bearers ($110–$315/m to replace).

Maintain consistent soil moisture around your perimeter footings — fix leaking downpipes and install root barriers if street trees are drawing moisture from beneath one corner of the house.

Frequently Asked Questions — Restumping & Reblocking Cost in Adelaide

How much does it cost to restump a house in Adelaide?

Restumping a house in Adelaide costs $7,350–$14,700 (typically $11,050) for a 2–3 bedroom timber cottage or smaller home on 15–25 stumps, and $11,950–$23,900 (typically $16,550) for a standard 3–4 bedroom home on 25–40 stumps. Tight-access jobs where floorboards must be lifted inside run $18,400–$36,800 (typically $25,750), while partial restumping of 5–10 stumps costs $2,025–$5,150 (typically $3,300).

How much does concrete underpinning cost in Adelaide?

Concrete underpinning in Adelaide costs $1,100–$2,575 per pin or linear metre (typically $1,700 per pin / m). Stabilising a dropped corner or wall section on an Adelaide villa or bungalow (typically 4 to 8 pins plus engineering and council consent of $1,100–$3,500) usually totals $6,600–$18,500.

How much does restumping cost per stump in Adelaide?

In Adelaide, precast concrete stumps cost $165–$440 per stump (typically $295), galvanised or adjustable steel stumps cost $220–$590 per stump (typically $385), and treated hardwood stumps cost $145–$370 per stump (typically $240), supplied and installed.

Do I need development approval for restumping or underpinning in Adelaide?