Subsidence Repair Cost

Is your house subsiding? Is there evidence of subsidence cracks and you need to know the costs to repair it?

Subsidence is a word that's dreaded by homeowners all over. It can be an absolute tragedy and can affect the structural safety of your house as well as its value.

But how much will it cost to fix?

The cost of repairing subsidence on average can range from a few hundred pounds up to £50,000 or even more.

We've created this price guide so you can calculate exactly how much subsidence repair will cost you.

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How Much Does it Cost to Fix Subsidence?

In the worst-case scenarios of subsidence, your house may need to have some serious underpinning installed. This is not only very costly, but it is also somewhat disruptive.

The prices for this work can reach highs of around £50,000 in severe cases. This is quite rare, however. Most subsidence repair costs are less than this, and the average cost you can expect to pay is around £5000-£15,000.

Fixing subsidence is never a quick or easy job. You must follow a process that includes spotting the signs of subsidence, getting a diagnosis, and then moving on to fix the problem depending on how severe it is.

Subsidence Repair Prices

Below are the average costs for hiring a tradesperson to underpin single walls in different sized rooms.

Supply Cost to Fix Subsidence

Below is a list of the costs that you can expect to spend on subsidence repair without the labour costs:

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Additional Subsidence Repair Costs

Below is a list of additional costs that may come up when it comes to fixing subsidence issues:

• Tree Stump removal — £150 to £1,000
• Removing and replacing individual bricks — £110 to £130 per m²
• Structural Engineer — £300 to £400
• Cost of hiring scaffolding — £150 to £400
• Skip Hire — £150 to £300
• Painters and decorators — £50 to £100

Labour Cost of Fixing Subsidence & Timescales

The cost you can expect to spend on labour for fixing subsidence will depend a lot on the severity of the job and the methods used to fix it.

As an example, the average cost for a mass concrete underpinning is around £12,000-£14,000 for labour, and the job will take approximately 4-5 weeks.

The prices will vary a lot, however, depending on many factors, including your location and how much work needs to be done. You may also sometimes have to hire additional labourers in some cases.

For example, if you need to remove or add a floor in your property, a structural engineer will likely need to perform inspections for this type of work.

Subsidence repairs are typically completed within 4 to 5 weeks, although this can vary on the size of the property and extent of the issue. The concrete used may take longer to cure than expected, this can sometimes be a result of the weather conditions, both of which can potentially delay the work being completed.

Factors That Impact Subsidence Repair Costs

There are a number of things that may affect the overall cost of the job. Below is a list of the things that could affect the cost of fixing subsidence:

Type of Subsidence Repair Method

The type of subsidence repair method that is used can affect the overall cost of the job. For example, the cost of the mass concrete method of underpinning on a 2-bedroom terraced house is around £5000-£7000 on average, whereas the cost for the mini piling method on the same size property is around £20,000-£22,000 on average.

Size of Property

The size of your property can also affect the overall cost of the job by a significant amount. For example, the price for Resin injector underpinning on a 2-bedroom terraced house is around £4000-£5000 on average.

In contrast, the same type of subsidence fix on a four-bedroom detached house is around £15,000-£17,000 on average.

Extent of Damage

The cost of the job can vary depending on the extent of the damage. The more damage there is to the property, the more difficult the job will be to fix, and the job will also take much longer.

Properties that have more damage than others can expect to pay more for the overall cost of the job. Those with extensive damage can expect to pay anywhere up to around £50,000.

Location of Property

The location of your property can affect the cost of the job. Those based in London can expect to pay anywhere from £1000-£10,000 more for the total cost of the job than those based in the North or other parts of the UK.

What Are the Warning Signs to Look Out For?

There are a number of signs you can look out for that could suggest there's an issue with subsidence in your property:

• Loose bay windows.
• Doors and windows sticking or not opening/closing properly.
• Wallpaper ripples.
• Diagonal cracks that appear wider at the top than the bottom.
• Signs that a new extension may be moving away from the rest of the property.
• Cracks or splits in the walls.
• Walls leaning inwards or outwards.
• Uneven floors.
• If your neighbours have had underpinning.

Should you be concerned or need a second opinion, then a qualified structural engineer or your local building control department should be able to help.

Causes of Subsidence

There are several potential causes of subsidence. It is usually caused by one of the following:

Clay Shrinkage

This is the most common cause of subsidence. Clay contains a lot of water, and so soil that contains a lot of clay can dry out if nearby vegetation takes up a lot of the water content. The volume of the soil then decreases, and this causes the foundations to subside.

Trees

Trees can sometimes cause structural problems to a property because of the shrinkage of clay subsoil underneath the foundations. Tree roots can dry clay soils (causing shrinkage/subsidence). After major tree removal, clay can re-swell (heave), so anti-heave measures may be needed.

Water Escaping

If water is escaping from the pipes beneath your home, this can wash away some of the particles of the soil underneath your home. When this happens, you will have less soil under the house, and this can result in the foundations subsiding.

Mining

Buildings can sometimes subside due to mines underneath collapsing. This can even happen in old unused mines.

Poor Ground Quality

After a home is built, it can take some time for it to fully settle on the ground below. If the ground is poor, the house may subside more than it should, and this can be dangerous and damaging to the home.

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What's Involved in Repairing Subsidence?

Repairing subsidence is not a job that can be completed yourself. It is a complicated job, with most cases taking around 4 to 5 weeks to complete, depending on the size of the property.

The following steps are involved when you find out that you have a subsidence issue that needs fixing:

• Identifying the Issue — Ensure that you keep a lookout for any warning signs, especially if you have noticed some already. As soon as you notice that there may be a problem, call a local contractor to inform them of the issue so that they can inspect the problem.
• Establish the Problem — The faster you can recognise your subsidence problem, the faster it can be fixed. However, monitoring your property may take some time to ensure there isn't a bigger issue to deal with. Your chosen contractor will be able to recommend the best course of action once the subsidence problem has been confirmed.
• Fixing the Issue — Professional underpinning is usually the best course of action to fix and prevent further subsidence. Carrying out this type of work will help to avoid any further movements in the foundations. In some instances, trees or pipes can be removed or moved as a quick solution to the problem.

If underpinning is required, this in itself can also become a lenghy process. There are five main steps of underpinning a property. Below are the steps involved with this type of job:

• Excavation — The contractor will dig trenches where the concrete will be poured into, and any reinforcing beams will be added.
• Reinforcement — Concrete is then poured into these areas carefully and left to cure to monitor the existing soils and structures.
• Infilling — All of the soil that was removed is then replaced.
• Repairs — Any defective brickwork is removed, and wall cavity ties are replaced.
• Final fixes — Any defective materials are removed to be replaced, and the property is then left in a presentable condition.

Subsidence Repair Methods

There are a range of methods for fixing subsidence. Below is a list of the main methods along with the pros and cons of each type:

Mass Concrete Method

This is the most common and most straightforward method. Holes are dug in the ground around the existing foundations and concrete is then poured into these holes to provide additional strength to the existing foundations.

This is the most common and usually the most cost-effective option, good for tight budgets. The average cost for this type is around £1,400-£1600 per square metre.

Pros

• ✔ Cost-effective
• ✔ Some areas can still be used as normal during the repair
• ✔ No heavy machinery needed
• ✔ Retains and improves the existing foundations

Cons

• ✖ Time-consuming
• ✖ Concrete has to be left to cure
• ✖ Limited depths

Mini-Pile Method

Piling is best suited for deeper foundations. Specialist equipment is used in this method for deeper foundations with variable conditions. Therefore, this is the most expensive option for fixing subsidence.

This method is best suited for when you need to transfer foundations to more suitable soil and for foundations that need to be dug in further for additional support. Due to the additional depth, the use of a rig may increase the costs by quite a bit.

The average cost for this type is around £2500-£2800 per square metre.

Pros

• ✔ Useful for restricted areas
• ✔ Less disruptive
• ✔ Suitable for variable ground conditions

Cons

• ✖ Requires much more work
• ✖ Requires specialist machinery
• ✖ Most expensive method

Expanding Resin Injector Method

This method involves a type of glue that is mixed with a hardener and then injected into the ground underneath the existing footings. This results in a chemical reaction that makes the formula expand, and it fills out any gaps or cracks that may be present.

It also hardens anything in its path to make it much more robust. Using this method a few times can cause the property to rise, which can allow you to level it further.

The average cost for this type is around £1100-£1300 per square metre.

Pros

• ✔ Fast and efficient
• ✔ Clean
• ✔ Non-disruptive
• ✔ Budget-friendly

Cons

• ✖ Effectiveness can vary depending on the soil

Can I Fix Subsidence Myself?

Underpinning is a very complex job that can't be completed as a DIY project. There may be some parts of the job that you can complete yourself if the issues are small such as filling in cracks and redecorating.

Subsidence problems can be detrimental to the structure of your home, and so you will need to hire professionals to ensure that the job is completed correctly.

Building Regulations & Planning Permission for Subsidence Repair

In the event of having to fix subsidence issues with underpinning, you may be required to submit a planning application in writing to your local council, especially if you live in a listed building or within a conservation area.

Planning applications generally tend to cost anywhere between £50 to £170 and usually take around 8 weeks to be approved, although this may take longer for more complex situations.

Any work carried out will require Building Regulations approval, with fees varying depending on your local council and the scope of the project. For domestic work, it's best to budget around £750.

All work must comply with The Construction (Design, and Management) Regulations. It's important to inform your local building control department about any subsidence work that needs to be completed.

Actual costs may vary by location, although a structural engineer can help guide you through all the planning permission and building regulations that need to be covered.

Checklist: Hiring Tradespeople for Subsidence Repair

There are a few things you will need to consider before hiring someone to fix your subsidence problem for you. Below is a list of some of the main things that you should consider when looking for the right contractor for the job:

• Does the contractor offer any guarantees with their work?
• How much is the work to complete? – Ask for a breakdown of costs so you can ensure you are paying a reasonable price for each element of the job.
• Is the contractor experienced in fixing subsidence issues?
• How many years' worth of experience does the contractor have in fixing subsidence?
• How many contractors will carry out the job?
• Will the contractor fix any issues that may arise?
• Will the contractor take care of any relevant waste removal?
• Do you need to hire any additional contractors for different parts of the work?
• Which method of subsidence repair will be used?

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