Burnham-on-Sea · Somerset
Bowing wall repairs in Burnham-on-Sea
A slight lean is common on houses of a certain age in Burnham-on-Sea, and many have stood that way for generations. A growing bow, crushing bricks or a gap opening at the skirting is different, and is worth checking promptly.
Guide price from£1,050per wall inc VAT
- Postcodes
- TA8
- Population
- about 23,000
- Area
- Somerset
- Pricing region
- South West
Is Somerset prone to ground movement?
With roughly 23,000 people, Burnham-on-Sea spans postcode districts TA8 in Somerset. Nearby places we cover include Weston-super-Mare (7 miles), Bridgwater (8 miles) and Clevedon (15 miles).
Parts of Somerset have clay that can shrink near trees in dry spells. Parts of Somerset lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause. Typical buildings in Somerset: Bath stone Georgian terraces, Victorian houses in Taunton and Weston-super-Mare, and post-war estates.
Is it time for bowing wall repairs? Common signs
- Horizontal cracking at first-floor or ceiling level
- Internal plaster cracks where a wall meets the ceiling
- A visible belly in the wall when you sight along it
What should you budget for bowing wall repairs in Burnham-on-Sea?
The ranges below reflect typical South West costs for bowing wall repairs, including VAT. Scaffold, access and making good can push a job to the top of the range.
| Item | Guide price | Per |
|---|---|---|
| Lateral restraint for a typical gable | £1,050 – £3,100 | per wall |
| Remedial restraint ties installed | £25 – £60 | per tie |
| Partial rebuild of a badly distorted sectionest. | £3,100 – £8,250 | per section |
Repair options we may recommend
Partial rebuild
A section that has bowed beyond safe limits, or where bricks have crushed, is propped, taken down and rebuilt plumb with restraint built in. It is the most disruptive option, so it is kept to the area that genuinely needs it.
Best for: Badly distorted sections that cannot be tied back
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 to expect when we carry out bowing wall repairs
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.
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.
Your bowing wall repairs questions
How much should I budget for bowing wall repairs in Burnham-on-Sea?
Guide prices for bowing wall repairs in Burnham-on-Sea start from about £1,050 per wall, including VAT, on South West rates. Your fixed written price follows photos or a survey and depends on the extent of the work and access.
Can you survey a property in Burnham-on-Sea?
We do. Burnham-on-Sea and the surrounding area are covered, including nearby Weston-super-Mare and Bridgwater. A free initial assessment from your photos is the first step.
Why do houses in Somerset crack?
Somerset mixes Lias clays, Mercia Mudstone, limestone hills and the peat and alluvium of the Levels around Bridgwater, which can settle. The former Somerset coalfield around Radstock and Midsomer Norton left recorded workings. 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.
How do I know if my wall is bowing?
Hold a long spirit level or a taut string against the wall and look for a gap in the middle. From inside, gaps between floorboards and skirting on an outside wall are a common clue. Photos showing the gap help us judge it before a visit.
Related work in Burnham-on-Sea
- Retaining wall repairs
- Lintel replacement
- Mining subsidence repairs
- Concrete repairs
- Chimney stack repairs
Bowing wall repairs near Burnham-on-Sea
Once the restraint scheme and floor layout at your Burnham-on-Sea property are settled, our guide figure becomes a fixed price in writing.