Structural rectification for Victorian homes

Structural rectification fixes problems in the parts of an existing home that hold it up, such as uneven or sagging floors and failed stumps or bearers. In Victoria, structural work must be done by a registered builder, whatever its cost, and generally needs a building permit. Dwellix coordinates and delivers this work with suitably qualified contractors, and external engineers where required.

Key facts

Registered builder: structural work needs one, whatever the cost. (Consumer Affairs Victoria)

Building permit: work that affects structural soundness, or involves underpinning or replacing footings, falls outside the permit exemptions. (Building Regulations 2018)

Floor levels: re-levelled floors are outside tolerance if, within 24 months of completion, they differ by more than 15 mm in a room. (BPC Guide to Standards and Tolerances 2026)

Checked 8 October 2026.

What does structural rectification cover?

Repairs to the structure and subfloor of an existing home that has moved or failed. Replacing the stumps themselves is covered on our restumping pages for Melbourne, Ballarat and Bendigo. Planned changes, such as removing a load-bearing wall, are internal structural alterations. See also restumping in Geelong, floor levelling for sloping timber floors, and subfloor repairs for damaged bearers and joists.

We don’t take over or finish another builder’s incomplete project. If work under someone else’s contract is defective or unfinished, your rights are set out below.

Why do floors and walls move?

Often because the ground under the house moves. The Building and Plumbing Commission (BPC) says cracks in walls and floors are common in both new and older homes, and sometimes come from foundation movement. Changing soil moisture is a common cause; soil settling after construction, erosion of sandy soils and tree roots under footings are others.

Foundation movement may also cause bulging walls, and windows and doors that stick or distort.

Source: BPC, “Minimising foundation movement and damage to your house”. Checked 8 October 2026.

Does structural rectification need a building permit?

Generally, yes, and your building surveyor confirms. The building permit exemptions in the Building Regulations 2018 don’t cover work that affects structural soundness, removes or alters an element supporting other parts of the building, or involves underpinning or replacing footings.

Structural work must be done by a registered builder, whatever its cost, and owner-builders can’t do subfloor work. Check the builder’s registration on the BPC’s public register before you sign. Dwellix Pty Ltd’s registration is CDB-U 102264.

If your project needs a building permit, we handle the permit process for you. You formally appoint the building surveyor, and we can recommend one and manage everything with them. Where structural design is needed, we coordinate a suitably qualified external engineer. Engineering scope, costs and responsibilities are confirmed for each project. See our building permits guide.

Sources: Building Act 1993; Building Regulations 2018; Consumer Affairs Victoria; Building and Plumbing Commission. Checked 8 October 2026.

How level should a floor be?

The BPC’s Guide to Standards and Tolerances 2026 applies to contracts entered into, or work started, from 1 August 2026, including rectification work that is agreed or required:

Re-levelled floors after restumping: outside tolerance if, within 24 months of completion, they differ in level by more than 15 mm in any room or area, or by more than 8 mm in any 2 m length.
New timber floors: outside tolerance if, within 24 months of completion, they differ by more than 10 mm in any room or area, or by more than 4 mm in any 2 m length, with no more than 20 mm across the whole building.

The guide is advisory: the law, the National Construction Code and your contract take precedence.

Source: BPC, Guide to Standards and Tolerances 2026. Checked 8 October 2026.

What floor levelling involves

Floor levelling starts with finding out why the floor has moved. Our site inspection is a visual check of what can be seen and safely accessed. We look for:

the stumps, bearers and joists under the floor;
drainage and moisture around and under the house;
how the floors, walls, doors and windows have moved.

Some problems can’t be seen until work starts, and these are dealt with as they’re found.

Depending on what we find, the work may involve packing or replacing stumps, replacing damaged bearers or joists, or fixing drainage, then making good finishes such as plaster, skirtings and doors. Where structural design is needed, the external engineer specifies the repair before work starts.

What if building work is defective?

If the problem comes from recent building work, the BPC says to contact your builder first if your home is less than 10 years old; where defective work is attributable to the builder, the builder is responsible for the repairs. Your rights are set by law:

Home Warranty. For contracts signed from 1 July 2026, Home Warranty may apply to eligible work valued at more than $20,000, subject to eligibility, limits and exclusions.
Disputes. The BPC runs a free dispute resolution service for homeowners and builders.

Home Warranty is subject to eligibility, limits and exclusions. For a dispute, contact the BPC or get legal advice.

Sources: Domestic Building Contracts Act 1995; Building Act 1993; Building and Plumbing Commission; Consumer Affairs Victoria. Checked 8 October 2026.

How a Dwellix renovation runs

Initial enquiry and consultation.
Site inspection and assessment. For rectification, this includes the subfloor where it can be safely accessed, plus the signs you’ve noticed.
Detailed scope preparation.
Quotation and client approval.
Contracts, approvals and permits where required. We handle the permit process for you. You formally appoint the building surveyor, and we can recommend one and manage everything with them. We coordinate any engineering design required.
Trade scheduling and procurement.
Construction and project supervision.
Relevant inspections and quality checks.
Practical completion and handover. You receive the compliance certificates for any plumbing and electrical work, the certificate of final inspection where the work has a building permit, and the manufacturer warranties and manuals for what we install.

Frequently asked questions

What is a building defect?

In general terms, building work that doesn’t meet the statutory warranties, such as work that isn’t done properly, with suitable materials or in line with the law. Under the BPC’s Guide to Standards and Tolerances 2026, a matter outside its tolerances may be considered a defect.

Do I need a permit to fix sagging floors?

It depends on the work, and your building surveyor confirms. Work that affects structural soundness, removes or alters a supporting element, or involves underpinning or replacing footings falls outside the building permit exemptions, and structural work needs a registered builder whatever its cost.

What can I do if a builder won’t fix defective work?

For contracts signed from 1 July 2026, Home Warranty may help with eligible work over $20,000 when the builder can’t or won’t fix it, subject to eligibility, limits and exclusions. The BPC also offers free dispute resolution.

Enquire about structural rectification

Enquire and tell us what you’ve noticed in your home. We quote after a site inspection and a detailed scope, so the price reflects your home. Send us your address and we’ll confirm whether we can take on your project. Prefer email? Write to sales@dwellix.com.au.

General information only, checked 8 October 2026. Rules change; confirm requirements for your property with your building surveyor or council.