Wigan · Greater Manchester
Bowing wall repairs in Wigan
In Wigan, as in most UK towns, bowing walls turn up mainly in older solid-walled terraces, where the floors were never properly tied to the front or side walls. Most can be held where they are with remedial restraint, without rebuilding.
Guide price from£960per wall inc VAT
- Postcodes
- WN1, WN3, WN5
- Population
- about 180,000
- Area
- Greater Manchester
- Pricing region
- North West
What should you know about the ground under Wigan?
Wigan is in Greater Manchester and takes in postcode districts WN1, WN3, WN5. About 180,000 people live there. We also take enquiries from nearby Hindley (2 miles), Ashton-in-Makerfield (4 miles) and Westhoughton (5 miles).
Parts of Greater Manchester have clay that can shrink near trees in dry spells. Parts of Greater Manchester lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause. What you mostly find across Greater Manchester: red-brick terraces, mill-town stone terraces, inter-war semis and post-war estates.
Which repair method suits a home in Wigan?
Restraint ties into the floor
Stainless restraint ties are drilled through the wall and fixed into the floor joists or into blocking between them. Where joists run parallel, noggins are fitted across several joists so the tie has something solid to hold. A neat plate or a buried fixing is left on the outside face.
Best for: Walls bowing at floor level where joists run alongside
Lateral restraint straps
Galvanised or stainless straps are fixed across three or more joists or rafters, turned down against the inside face of the wall and fixed into the masonry. They work well at ceiling and roof level, where the fixings stay hidden.
Best for: Gables and walls bowing near ceiling or roof level
What happens when we carry out bowing wall repairs in Wigan?
Open up inside
Floorboards or a ceiling strip are lifted along the affected wall to expose the joists. We fit noggins where joists run alongside, and plan furniture moves with you, since this is the most disruptive part of the job.
Fit the ties and straps
Ties are drilled through and fixed, or straps fitted and secured, at the spacing specified. Any rebuild is carried out at this stage, with temporary propping in place until the new brickwork has gained strength.
Close up and make good
Boards are relaid, plaster and outside fixings made good, and cracked joints repointed. You receive a record of the restraint positions, which helps if you sell or if an engineer needs to check the wall again later.
Signs you may need bowing wall repairs
- Gutters or the roof edge no longer lining up with the wall
- Gaps opening between floorboards and the skirting on an outside wall
- Internal plaster cracks where a wall meets the ceiling
How much will bowing wall repairs cost in Wigan?
Prices in Wigan are worked out on North West rates. They include VAT and are a starting point: access, the extent of the damage and whether an engineer or building control is involved all move the figure.
| Item | Guide price | Per |
|---|---|---|
| Lateral restraint for a typical gable | £960 – £2,900 | per wall |
| Remedial restraint ties installed | £25 – £60 | per tie |
| Partial rebuild of a badly distorted sectionest. | £2,900 – £7,700 | per section |
Rules for bowing wall 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.
Bowing wall repairs in Wigan: questions and answers
How much will bowing wall repairs cost in Wigan?
Guide prices for bowing wall repairs in Wigan start from about £960 per wall, including VAT, on North West rates. Your fixed written price follows photos or a survey and depends on the extent of the work and access.
Do you cover Wigan?
Yes. We take enquiries from across Wigan, including WN1, WN3, WN5, and from nearby places such as Hindley and Ashton-in-Makerfield. Send photos for a free initial view and we will tell you what happens next.
Is the ground in Greater Manchester prone to subsidence?
Greater Manchester is mostly glacial till over sandstone and mudstone, with the Lancashire coalfield beneath much of Wigan, Bolton, Salford and parts of the east. Historic mine workings, made ground and old mill sites are common. Only an investigation can say why a particular building has moved.
Is a bowing wall dangerous?
A bowing wall is not always dangerous, but it should never be ignored. Many have been slightly out of line for decades. A bow that is growing, crushing bricks or appeared after building work is more serious, and an engineer should look at it promptly. Your engineer will confirm.
Does a bowing wall need an engineer?
Often it does, especially if the bow is large, growing or linked to removed internal walls or chimney breasts. Small, long-standing bows can sometimes be restrained to a standard detail. Where the repair needs an engineer’s design or sign-off, we can arrange an independent chartered structural engineer.
Other structural repairs in Wigan
- Extension pulling away repairs
- Structural crack repairs
- Subsidence repairs
- Chimney stack repairs
- Mining subsidence repairs
Bowing wall repairs near Wigan
Our guide-price tool covers restraint work in Wigan; add a few photos and we can say whether ties alone are likely to be enough.