Lancing · West Sussex
Bay window subsidence repairs in Lancing
A cracked bay in Lancing can be anything from an old, stable joint to a foundation that is still dropping. Photos of the outside junction and the inside corners usually show which is more likely and whether an engineer should look.
Guide price from£670per bay inc VAT
- Postcodes
- BN15
- Population
- about 19,000
- Area
- West Sussex
- Pricing region
- South East
Is West Sussex prone to ground movement?
Lancing, West Sussex: about 19,000 residents across postcode districts BN15. Nearby places we cover include Shoreham-by-Sea (2 miles), Worthing (2 miles) and Brighton (8 miles).
West Sussex is one of the parts of the UK where clay soils are most likely to move with the seasons. Ground movement here is more often linked to soils, drains and trees than to mining. Typical buildings in West Sussex: Wealden cottages, 1930s semis and bungalows on the coast, and new-town estates in Crawley.
From first photo to finished repair
Photos and first view
Send photos of the outside junction, the inside corners and the window, with a scale. We give a free initial assessment and tell you whether the crack looks old and stable or whether an engineer should inspect first.
Carry out the work
Ties are fitted across the junction, or the bay is underpinned in sequence with building control inspecting the dig. The bay window and flashings are checked and eased or resealed where the movement has disturbed them.
Make good inside
Plaster around the bay and along the junction is renewed, the window board is refixed and the room is ready for decoration. Building control paperwork, where it applies, is passed to you for your records.
Symptoms that point to bay window subsidence repairs
- Bay roof or lead flashing pulling away from the main wall
- Bay window sash or casement sticking or binding
- A step or slope in the bay floor towards the window
Guide prices for bay window subsidence repairs in Lancing
Guide prices below are for homes in Lancing, on South East rates and including VAT. A survey or good photos let us turn them into a fixed written price.
| Item | Guide price | Per |
|---|---|---|
| Bay junction crack repair and tie-inest. | £670 – £2,000 | per bay |
| Traditional underpinning of a bay | £3,350 – £7,850 | per bay |
| Mini-piled bay underpinning | £5,600 – £13,400 | per bay |
Methods for bay window subsidence repairs
Traditional underpinning of the bay
The bay footing is excavated in short sections and new mass concrete is placed down to firmer ground below the zone affected by roots and seasons. Because a bay is a short length of wall, the work is compact, but it needs building control approval.
Best for: Active bay movement on firm ground at moderate depth
Junction crack repair and tie-in
Where movement has stopped, the open joint between bay and house is raked out, stainless ties or helical bars are fixed across it, and the joint is repointed to match. Internal plaster along the crack is cut back and renewed before redecoration.
Best for: Old, stable cracks where the bay is no longer moving
Rules for bay window subsidence repairs in England
In England, underpinning and other work that alters or strengthens a wall or foundation is building work under the Building Regulations (Part A, structure), so building control approves and inspects it. Like-for-like repairs often are not, and we tell you which applies before a price is agreed. Work to a party wall, or excavation close to a neighbour’s foundations, can also need a notice under the Party Wall etc. Act 1996.
Frequently asked questions
What is the price of bay window subsidence repairs in Lancing?
Guide prices for bay window subsidence repairs in Lancing start from about £670 per bay, including VAT, on South East rates. Your fixed written price follows photos or a survey and depends on the extent of the work and access.
Do you carry out bay window subsidence repairs in Lancing?
Yes. We take enquiries from across Lancing, including BN15, and from nearby places such as Shoreham-by-Sea and Worthing. Send photos for a free initial view and we will tell you what happens next.
Does the ground around Lancing cause cracking?
North West Sussex around Crawley and Horsham sits on Weald Clay, the South Downs are chalk, and the coastal plain has brickearth and gravels. The Weald Clay is prone to shrink-swell movement near trees. Only an investigation can say why a particular building has moved.
Why do bay windows crack away from the house?
Bays often stand on shallower footings than the main walls, so they react to drying clay, roots and drain leaks that the deeper house foundations escape. Many bays were also never properly tied in, so any movement opens a clean vertical crack at the junction.
Can a bay be underpinned without underpinning the house?
Yes, underpinning only the bay is common because it is usually the part on shallower footings. The engineer designs the junction so the strengthened bay and the existing house can move slightly without cracking, sometimes with a movement joint or ties.
More repairs we carry out in Lancing
- Crack stitching
- Structural crack repairs
- Bowing wall repairs
- Brick arch repairs
- Extension pulling away repairs
Bay window subsidence repairs near Lancing
If your insurer is handling a bay claim at your Lancing property, share the schedule and we will price the repair to it in writing.