House renovating

This is how this house looks now after renovating

This house has been raised and renovated, it looks a lot better than before. You need to compare how it was before to see the real difference. It take a lot of work to do that, but it is well worth doing it, that is for sure.
This house has been raised and renovated, it looks a lot better than before. You need to compare how it was before to see the real difference. It take a lot of work to do that, but it is well worth doing it, that is for sure. | Source

The same timber house when we started the renovations

This house is now ready to be raised and re-stumped, or enclosed so that a few room can be added underneath. Anyhow this is how this house looked like when we started doing some works on it.
This house is now ready to be raised and re-stumped, or enclosed so that a few room can be added underneath. Anyhow this is how this house looked like when we started doing some works on it. | Source

This is the back of house today

This is the back of the house today, after so much work that we have done to it. We are glad we have done it.
This is the back of the house today, after so much work that we have done to it. We are glad we have done it. | Source

Some garden has been planted

This is part of the back garden of the house, the actual plant is in the flower box, we thing it is pretty.
This is part of the back garden of the house, the actual plant is in the flower box, we thing it is pretty. | Source
This is part of the front garden, it is a lot better now, and we like it. Let us hope that it lasts for a long time.
This is part of the front garden, it is a lot better now, and we like it. Let us hope that it lasts for a long time. | Source

D.I.Y if you can

There are lots of things that could be done to renovate a house, some of those things can easily be done from the owners themselves if they know how to use a paint brush, a hammer and a saw and a few other tools, they don’t need to be very expert at it ether, since they can take their time and learn as they go on doing the job, after all if they make a small mistake nobody will say anything, as there is nobody to answer to, so try to do some D.I.Y, you will be proud you did, you see I did and every time I see what I have done, I am proud about it.

I believe that in everyone of us would be able to do some D.I.Y jobs, even if they are very small things like painting a room or two, changing a door or window and then painting it to match the rest of the house, fixing those timber treads and the hand rail of your staircase, repair or replace the timber flooring on your patio that is becoming too old and unsightly just to paint and repaint it, if fact I have this patio floor that is rotting away, because we have had so much rain lately, it looks so bad that I think that some of the boards might break if a heavy load is applied to it, so at least some of these floor boards should be replaced presently.

So, let us start with this very small job like changing a few timbers floor boards on the patio, and let us work out a way how to do it cheaply, because we have in mind that one day we might call some expert and renew the entire floor, when we have some money to spend.

Now since I have decided to fix the floor myself, I have to work out how to do it, and what I need to do first of all. So I pick up a hammer a type measure and a piece of paper and a pencil to work out what I need, because I want to see what it is really necessary to replace. With the hammer I am going to do two things, one is that I am going to drive in some nails that are loose and are sticking out and a person can easily trip, the other thing is that I am going to tap on the boards that seem rotten to see whether they are really rotten and need to be replaced.

So I have worked out what floor board I need, and now I have to go to a timber supplier and buy it, and then I can fix the patio. And we will see how I go?

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Typical Brisbane timber house

The timber house that we are talking about, the owners have decided to raise it and build some rooms under-neat
The timber house that we are talking about, the owners have decided to raise it and build some rooms under-neat | Source

Timber houses to renovate

The timber houses of Brisbane Australia and also in other parts of the world need more maintenance than other types of building, therefore most people when there is a lot of maintenance to do they try to renovate. There are times when altogether the owners decide that they are going to raise the house higher and build another room or two underneath, this might sound strange in some countries that have only masonry houses, but with timber houses could be done easily and it is very common, in fact timber houses I would say that they are the most versatile houses of them all. You see you could even move the entire house from one place to another; of course this should be done from some experts that specialize in house renovations or removals, as this requires a lot of knowhow and a lot of very heavy equipment, but anyhow it could be done and the outcome of it is that it would be cheaper that building a new house from scratch.

Now that I have introduced the idea of what could be done with these timber houses, let us follow one of these houses that the owners have decided to raise it higher and build a few rooms underneath. You see the house needs restumping, as some of the original wooden stumps are rotting away, perhaps one or two have been eaten from the white ants, the house is too low to make decent rooms underneath, at the moment it is high enough to park a car and to store a few things, but all that covered space could be put to better use if the house is raised, So, we need to think how that could be done safely and according to the local building requirements, as they may vary in different country or states.

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The local building laws

The local building laws here in Brisbane Australia allows the owners to fix the houses, replace the stumps and other things without consulting them, as long as there are no changes to the structure of the building, so, one could change the stumps replace any timber that is rotting away outside as well as inside and even carry some minor alteration inside; for most people that is enough freedom to carry on the works themselves, or employ a tradesman to do the job, but in this case of wanting to raise the house and fully enclose underneath the local authorities require the owners to submit a plan of the works they want to carry out.

Once you start with plans and everything else you know that these sorts of works are going to cost a lot, so before you make you last decision make sure you have a fair idea what they could cost you; you could ring a few firms that specialize in these sorts of work and hope that they are willing enough to give you a very rough estimate. Another way is to stop by where they are doing some similar works and ask the contractor or the owner what is going to cost them. Anyhow you need to know what it could cost you, even if it is a very rough estimate.

You have worked out what it could cost you and have decided to go ahead and do the job, so look for a firm that makes these plans, unless you have a qualified person that you already know, after that just tell the person you have chosen to go ahead and make the plans for you, they should be able to tell you what the plans would cost, and also they could give you an idea of the cost and a few other things that you may have to do.

Once you draftsman or architect has made the plans and they have been approved from the local authorities, it is time to have a few quotes from some builders or contractors, some people suggest that you get at least three quotes, and I think that it is the right way to go. After that you can chose who is going to do the job for you. You could decide this easily if you know somebody in this sort of work, if not go for a firm that is really specialized in raising and restumping houses.

Now all the decisions have been done, you have this firm that is coming to do the work, in most cases you have to move out of the house for a few days for them to raise the house and restump it. Here we need to point out that you need to have chosen a firm that has good tradesman and enough of them to do the job quickly, most of these firms know that and they are ready to do your job as quickly as possible.

So you are ready to move out as soon as they need you to move, and now you are waiting for them to turn up, so let us see what happens when they are raising the house to restump.

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The front fence and driveway as it is today

This is the front fence today. In order to understand the difference, you need to look at the photo that shows the red steel beams
This is the front fence today. In order to understand the difference, you need to look at the photo that shows the red steel beams | Source

Steel beams to reinforce floor

The steel beams have been delivered on the footpath in front of the property, they have been painted and ready to be installed under the house.
The steel beams have been delivered on the footpath in front of the property, they have been painted and ready to be installed under the house. | Source
Under-neat the house before placing the steel beams and raising the house.
Under-neat the house before placing the steel beams and raising the house. | Source
Here the steel beams have been set in place and bolted to the timber bears of the house. These beams can carry more weight at a longer distance  and some posts could be eliminated
Here the steel beams have been set in place and bolted to the timber bears of the house. These beams can carry more weight at a longer distance and some posts could be eliminated | Source

Under the house before raising it and works in progress

This photo was taken while the work was being done. There is indeed a lot of work involved, and only people with the know how and a large gang of worker should attempt to do it. Just look at those big stack of timber that they use to hold the house
This photo was taken while the work was being done. There is indeed a lot of work involved, and only people with the know how and a large gang of worker should attempt to do it. Just look at those big stack of timber that they use to hold the house | Source

Raising the house

These firms that raise the houses and also move them have a lot of heavy equipment, in our case that we have only to raise the house and restump it, and later on enclose it to make a few more rooms, and also a second bathroom and laundry, they are not going to use the big lorries to take the house away, but still there is a lot of work to do. In this hub we are going to follow the works in progress the best way we could, just to show you how this could be done easily, as long as the right people with the knowhow and the right equipment are employed.

Anyhow the house remover team has come to do the work; they start by reinforcing the house with steel beams attached to the bears of the house. Then they make two rows of these piles made from squares block of timber as shown in the picture beside here, they place across these square timber piles or columns two long steel beams one on each side right through the house, they put these big jacks under this steel beams three or four of them on each side depending how long is the house is and they start working the jacks up. They work as a team and they all pump the Jacks up all at the same time, first on one side of the house and then on the other side of the house.

Once the house is raised to a certain level, they pack more timber on these square timber piles and work a way how to move the jacks to a higher level, once they have done that they start pumping the jacks up again, they will repeat this operation several times until the required eighth of the house is reached.

Now that I have told you all that, it does not sound that hard to do it, but in reality it is, because there is no room for mistakes, as a single mistake may put in endanger the workers that carry out this dangerous and hard job, because they are under the house while they are raising it. Also to do it, whoever does it needs a lot of material, see the large piles of timer columns made up from these large pieces of timber, they have to carry it around from job to job, not only that but also the large steel beams that they place under the house, so that they can use the jacks to lift the house, and all those jacks and other things. Anyhow the team that raises the house has successfully raised the house to the right level, and checked that the house is level, so now a different job needs to be done, to replace the stumps with steel columns, and then there are a lot of other things to do as well.

Now that they have reached the stage to restump the house with steel columns, sometimes are the same people that continue to do this job and sometime another team might be required depending how this firm or builder works, and we will explain here under, what usually would happen.

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Works under the house

Steel work before concreting, is going to be more steel placed before concreting.
Steel work before concreting, is going to be more steel placed before concreting. | Source
The concrete has been laid and now a timber frame is being erected, finally the house is taking its final shape.
The concrete has been laid and now a timber frame is being erected, finally the house is taking its final shape. | Source

Earth work and steel columns

Earth work and steel columns

In this case under this house all the timber stumps had to be removed, and also, there was an old concrete floor that had to be completely removed and taken away, then the foundations for the steel stumps were dug, after that the steel stumps were fixed to the timber bears and the concrete poured after making sure that the building was level and at the right level. While the concrete is setting and becoming stronger as the time goes by, a steel worker is making these steel braces in a few places, as it is shown on the plan, these braces attach two columns one to the other, one end of the brace is attached near the bottom of one column and the other end at the top of the other column, a second brace is placed in the opposite way, so that the braces form like an X, this bracing makes the two columns very strong, because it transfer the strength of the concrete foundation of this column to the top of next column, in a lineal way.

After a day or two when the concrete foundations become strong enough to take the weight of the house and also the stress of any movement of the house above; the house remover will come back to remove their jacks, their steel beams and their piles of timber, then the house will be fully on the new steel columns.

We will come back because I am running out of time.

To continue

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3 comments

Rocky 23 months ago

A little rationality lifts the quality of the debate here. Thanks for coiurnbtting!


F-Menchise profile image

F-Menchise 23 months ago from Brisbane Australia Author

Thanks for commenting, I know that I have still to complete that hub, when the house is finished.

Anyhow; I wish you a happy new year


F-Menchise profile image

F-Menchise 23 months ago from Brisbane Australia Author

Thanks for commenting, but I don't believe a word you said

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