Termites and house stumps

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Termite damage is one of the reasons timber stumps fail, and a restump is often when owners find out how far it's gone. The QBCC notes that termites are a problem in most of Australia and are particularly active in hot, wet areas such as coastal Queensland (QBCC – Termite management systems (opens in a new tab)).

How termites get in

According to the QBCC, attacks usually start from a nest in the ground, often outside the house but sometimes under it. When termites would be exposed in the open, they build mud tubes ("galleries") to travel up stumps, piers and walls to reach timber.

What ant caps do (and don't do)

Ant caps are the traditional termite barrier on raised houses. They're metal caps on top of stumps and piers. The QBCC is clear that ant caps don't stop termites getting into a building. They block a hidden route and push termites into the open, where their mud tubes can be seen during an inspection. That only works if someone actually inspects.

Inspections

The QBCC recommends inspections at least every 12 months, or more often in high-risk areas, by a QBCC-licensed contractor holding the appropriate termite management licence. A contractor needs one of these licences to give advice or reports on termite management systems or infestations.

Things owners do that let termites in

The QBCC says most infestations happen at the edge of the house and usually come from owners not knowing good practice. Its examples:

• garden beds or wood chips built up against the house
• carports, pergolas or fences attached to the house without protection
• a water tank placed against a wall, which can hide termite activity and may void warranty and insurance entitlements

Under a highset house, the same idea applies. Keep stored timber, cardboard and garden waste away from stumps, and keep the area under the house clear enough to inspect.

Termites and restumping

If you're restumping or re-levelling:

• Stump material: new timber stumps have to meet AS 1684. One Queensland council's restumping sheet gives the example of termite-resistant timber with the sapwood removed below ground (North Burnett Regional Council information sheet (opens in a new tab)). Concrete and steel stumps have no timber for termites to eat, but termites can still build mud tubes up them to reach the timber floor frame above.
• Ant caps: ask whether ant caps will be fitted or refitted on the new stumps, and how.
• Damage above the stumps: once the house is jacked up, bearers and joists are exposed. Ask how termite-damaged timber will be identified and priced.
• Treatment: chemical termite treatment needs a licensed pest controller. The QBCC says owner-builders can't do chemical termite management without the appropriate licence (QBCC (opens in a new tab)).

Buying a house on stumps

The QBCC recommends a pre-purchase building inspection and a termite (pest) inspection before you buy, and making the contract conditional on your being satisfied with the results (QBCC – before you buy (opens in a new tab)). Only a licensed pest controller can do the termite inspection. If the reports raise concerns about the stumps, see Stump inspections.