House needs restumping / repiling

[Meehole]

Meehole


No I wouldn't What is your point?

but if you asked the cheapest and most economical way to address a straight forward re-piling job I could tell you and it wouldn't involve an engineer or a consent if it didn't need one.

The point is you should refer back to the question asked and that is how much it would cost to restump or repile a house.
So many variables there is not one straight answer. You stick to what you do and let those of us that do this work all day and everyday offer some constructive advice. Ok?

[John the builder]

The point is you should refer back to the question asked and that is how much it would cost to restump or repile a house.
So many variables there is not one straight answer. You stick to what you do and let those of us that do this work all day and everyday offer some constructive advice. Ok?

If you mean you add engineers and consents fees to every job you do "all day and every day" then I say save us from specialists who want to justify exorbitant costs. If everyone accepts your blown out costs then no one can afford to contemplate the work. How is that helping people?

Your other posts concerning "settling clays" suggests you are more interested in making much about nothing than actually solving straight forward problems. If a building has stood the test of time then replace the piling system with a similar design, and expect the same it is not rocket science?

[Meehole]

if you mean you add engineers and consents fees to every job you do "all day and every day" then I say save us from specialists who want to justify exorbitant costs. If everyone accepts your blown out costs then no one can afford to contemplate the work. How is that helping people?

Your other posts concerning "settling clays" suggests you are more interested in making much about nothing than actually solving straight forward problems. If a building has stood the test of time then replace the piling system with a similar design, and expect the same it is not rocket science?

Where did I say we add engineers fees and consent fees to every job? Basic repiling that any builder or even a labourer can do is only part of what we do. Why don't you put your responses to the Council and see how they stand up?

[John the builder]

Where did I say we add engineers fees and consent fees to every job?

At #6 you said;
yep restumping is repiling. Allow about $30,000 give or take. It will require a design and consent allow another $5000.
At #8 you said;
No we stick to the clients who are professionals and want a consent and sign off by an Engineer or Council, the cowboys can have the rest.

Why don't you put your responses to the Council and see how they stand up?

I do on a daily basis? but I have also learnt not to rely on them for informed opinion.

That is why I post on this site and others to raise awareness and inform owners so they arent taken advantage of with unnecessary compliance costs.

or do you think this country is better off letting the tail (the council) wag the dog

[Meehole]

At #6 you said;
yep restumping is repiling. Allow about $30,000 give or take. It will require a design and consent allow another $5000.
At #8 you said;
No we stick to the clients who are professionals and want a consent and sign off by an Engineer or Council, the cowboys can have the rest.



I do on a daily basis? but I have also learnt not to rely on them for informed opinion.

That is why I post on this site and others to raise awareness and inform owners so they arent taken advantage of with unnecessary compliance costs.

or do you think this country is better off letting the tail (the council) wag the dog

If it's a full repile then it does require a consent. Can't get a consent without drawings, so unless you are LBP design as well as LBP Carpentry or Foundations a draughtsman will have to draw them up.That is fact!
Yes we do stick to the clients who are professionals and want a consent and sign off by an Engineer or Council. That is our choice whether we take on the work or not. We have no monetary gain by the client getting a consent, they want it so that if they sell later on down the track the work is certified, warranted and consented.
Go to Council and tell them you are looking at doing a full repile then and ask if you need a consent, how many times have you put that question to them?
I post on this site to raise awareness too, which is why I offered up maybe? a worst case scenario of a full repile/restump costing $30k plus. If that person was purchasing the property and allowed $30k plus fees to have it fixed and negotiated that off the price, is that not a good thing? For the buyer at least.
I don't like compliance costs as much as the next person but sometimes they just have to be adhered to. If you want to risk your LBP or a fine to your client, who as the owner who is ultimately responsible for ensuring they meet the regulations of the Territorial Authority then carry on. But I have a good business and treat our clients as I like to be treated, so if I/we think a consent is required then that's what we recommend.
If they want to go with you cause you are saving them money not getting a consent then that's their business and good luck to them.

[Wayne]

I get the point here and the Op has probably given up.
One of the problems with forums is that people give opinion without giving the context forming the opinion.
Yes some jobs will require consent etc and many won't so if it is a big job and requires consent (because consent will be required if 'blah, blah) then allow $x but if it doesn't require consent then likely to cost $y.
Meehole - I certainly read your response as indicating that ALL repiling work requires engineers and consent, may not be what you meant and maybe you only do the more complex work.

[Meehole]

Hi

I'm looking at my first investment property tomorrow and don't know if anyone can help but I've just been told by the real estate agent that the owners of the house have just discovered the house needs a major re-stumping job.

I've got no details but the agent suggested that the owners only visit occasionally (holiday home?) and they probably may take an "as is" offer rather than wait to get the foundation repairs done.

I don't know if it's possible to estimate but can anyone please tell me what a rough guide to re-stumping a house may be? It's 160 sqm, of timber construction and is built on a flat section.
I don't think there has been any offers on the house as yet so any tips on negotiating a sale with a house with this major problem? Or just the obvious: get an idea of possible repair costs and put in a cheeky offer?!

Major repair or repile indicates a full repile which would require a consent. There could also be rotten timbers in the sub floor that require replacement at the same time. If it was me purchasing I would rather know how much the worst case scenario was going to cost and negotiate a discount to cover the cost of the repair which the owners sound open to.
You can only give an indicative cost sight unseen. A house that size would probably have 70 piles that need replacing and at the cost tims mentioned $500 - $700 pile in Oz that equates to between $35,000 and $49,000.
If there are anchor piles they are more expensive than ordinary piles as they have bigger holes and more concrete. Plus depending on height off the ground and proximity to the sea may have to use all stainless steel fixings.
They don't use timber piles in Oz anyway.