Ground and foundations
Mining subsidence repairs
Mining subsidence is ground movement caused by the collapse or compression of old underground workings, and mining subsidence repair is the work of making the damaged building sound again. For coal-mining damage, claims usually go to the Mining Remediation Authority, formerly the Coal Authority.
Guide price from£80per metre of crack inc VAT
Large parts of the UK were mined for coal, including South Wales, Yorkshire and Nottinghamshire, Northumberland and Durham, the Midlands and the Scottish coalfields. Most deep mining finished long ago and most of the movement it caused has settled. Shallow workings, old shafts and adits can still give way, though, sometimes decades later. A coalfield address on its own does not prove a house is affected.
If you suspect mining damage, the order matters. Report coal-mining damage to the Mining Remediation Authority, or the responsible operator for a working mine, and tell your home insurer too. An independent chartered structural engineer can assess the cause, and we can arrange one. We repair the building and can price to the engineer’s or claim scope, but we cannot decide who pays.
What are the signs you need mining subsidence repairs?
- Cracks appearing suddenly across several walls at once
- A dip, hollow or hole opening in the garden or drive
- The whole house leaning slightly, with doors swinging open
- Cracks running through the foundations and up both faces of a wall
- Steps or ridges forming in paths, kerbs or garden walls
- Damage that does not change with the seasons
What causes it?
Shallow coal workings
Old pillar-and-stall workings near the surface left rooms of open void held up by pillars of coal. Over time the roof or pillars can fail, and the collapse migrates upward. Where it reaches the surface it can form a crown hole, a sudden circular depression.
Mine shafts and adits
Many old shafts were capped with timber or simply filled with loose material, and not all were recorded. A failing cap or settling fill can cause local collapse. If a hole opens in the ground, keep people and pets away and report it to the Mining Remediation Authority straight away.
Legacy movement from deep mining
Longwall mining caused a wave of subsidence that passed over the surface as the coal face advanced, then usually settled within a few years of extraction. Damage from that period may already have been repaired, but old repairs and stepped foundations can show the history.
Brine, metal, ironstone and limestone mining
Coal was not the only mineral taken. Salt and brine extraction in Cheshire, lead, tin and copper mines, ironstone and limestone workings can all cause movement. The claims routes differ from coal, and Cheshire’s brine areas have their own statutory compensation arrangements. Your insurer or a solicitor can advise on the right route.
How is it repaired?
Crack stitching and making good
Where the ground has stopped moving and the damage is cracking, the walls are stitched with stainless helical bars, repointed and replastered. This covers a large share of mining damage, especially legacy movement that settled years ago and left cracks behind.
Best for: Cracking after movement that has now stopped
Ground stabilisation by resin injection
For localised settlement in the upper soil layers, expanding resin can be injected beneath the footings to firm the ground and sometimes reduce a small tilt. It is not suitable for large voids deep below, which need grouting or other specialist treatment first.
Best for: Shallow settlement once deeper voids are ruled out or treated
Underpinning to sound ground
Where the engineer specifies it, foundations are taken down by mass concrete, beam-and-base or mini-piles to ground that will not move further. On mining sites the design often follows grouting of old workings so the new foundation sits above a stable mass.
Best for: Ongoing movement or damage beyond what crack repairs can hold
Pricing an engineer’s repair scope
When a claim is under way, the engineer or claim handler usually writes the scope of repairs. We price that schedule item by item, at no charge to request, and carry out the work if you choose us. Anything outside the scope is shown separately.
Best for: Homeowners with a mining claim or engineer’s report in hand
How much will mining subsidence repairs cost?
The cost depends on whether the ground has stopped moving, how much of the house is damaged, and whether old workings need grouting before repairs. Access, scaffolding and your region also affect the figure.
| Item | Guide price | Per |
|---|---|---|
| Crack stitching and making good | £80 – £180 | per metre of crack |
| Re-levelling or ground stabilisation by resin injection | £800 – £1,500 | per metre of wall |
| Underpinning where the engineer specifies it | £1,000 – £3,500 | per metre of wall |
| Repair schedule for a claim (pricing an engineer's scope)est. | Free to request | — |
See regional prices on the prices page or work out a guide price for your home with the guide price tool.
What happens, step by step?
Report and photograph
Photograph every crack with a scale and note the date it appeared. Report suspected coal-mining damage to the Mining Remediation Authority, or the operator of a working mine, and notify your home insurer. Time limits can apply, so report promptly.
Check the mining record
A coal mining report or a search of mining records shows whether recorded workings or shafts lie near the property. Records are incomplete, so a clear report does not rule mining out, and a recorded seam nearby does not prove it is the cause.
Engineer’s assessment
An independent chartered structural engineer inspects the damage and, if needed, recommends drilling or ground investigation to locate voids. We can arrange the engineer. Their report sets out the cause, whether movement has stopped and what repair is needed.
Written price to the scope
We price the repair from the engineer’s or claim schedule and confirm a fixed price in writing once the work is specified. Where a claim body or insurer is handling the repair, their own process for appointing contractors applies.
Repairs and records
Work proceeds once any ground treatment is complete and the engineer is satisfied. We stitch, stabilise or underpin as specified, make good inside and out, deal with building control where needed, and hand over records for your file.
How long will mining subsidence repairs take?
Crack repairs usually take 1–3 days and resin injection 1–2 days, but investigations and agreeing a claim can take several months before work begins.
Do you need building control or a party wall notice?
England and Wales
Crack repairs are not usually notifiable, but underpinning and structural ground treatment are building work under Part A and need building control approval; Wales has its own version of the regulations. Work in a coalfield may also need a permit from the Mining Remediation Authority before old workings are drilled or grouted.
Scotland
Repairs that alter or strengthen the structure generally need a building warrant from the local authority verifier before work starts. Drilling or grouting into old coal workings may also need a permit from the Mining Remediation Authority, so the engineer checks this when designing the repair.
Northern Ireland
Structural work is controlled by the Building Regulations (Northern Ireland) 2012 and council building control. Northern Ireland has its own historic mining record and different arrangements, so ask your insurer and council about the right route for a claim.
What if you have an insurance claim open?
Coal-mining damage claims normally go to the Mining Remediation Authority or the responsible operator, not only to your home insurer, but tell your insurer as well. The two can overlap, and your insurer may handle part of the claim or advise which body is liable. For brine, metal or other mining, routes differ. We price the repair to the agreed scope and carry it out, but we cannot promise that any claim will be accepted.
Mining subsidence repairs: frequently asked questions
How much do mining subsidence repairs cost?
Crack stitching and making good is a guide £80 to £180 per metre of crack inc VAT. Resin injection to stabilise or re-level ground is about £800 to £1,500 per metre of wall, and underpinning where the engineer specifies it £1,000 to £3,500 per metre. These guides vary by region and access, and every figure is confirmed in writing after a survey.
Who pays for coal-mining subsidence damage?
Liability for damage from past coal mining usually rests with the Mining Remediation Authority, or with the operator of a working mine. They investigate whether coal mining caused the damage before agreeing any repair. Tell your home insurer as well, because policy cover and the mining claim can overlap.
How do I make a mining subsidence claim?
Start by reporting the damage to the Mining Remediation Authority, describing when it appeared and including photographs. They will usually arrange an inspection and investigation. Report promptly, because time limits can apply. Keep copies of everything you send, and notify your home insurer in parallel.
Is my house affected by mining because it is on a coalfield?
Not necessarily. Many homes on coalfields have no mining-related damage at all, and cracks there can still come from clay, trees or drains. A coal mining report shows recorded workings nearby, and an engineer’s inspection is needed to link damage to mining.
What about salt, lead or ironstone mining?
Damage from non-coal mining follows different routes. Cheshire’s brine areas have their own statutory compensation arrangements, while metal, ironstone and limestone workings often have no equivalent scheme, leaving your home insurer as the main route. A solicitor or your insurer can confirm which applies.
What should I do if a hole opens in my garden?
Keep everyone away from it and do not try to fill it yourself. Report it straight away to the Mining Remediation Authority if coal mining may be involved, or to your council and insurer otherwise. Old shafts can be deeper and wider than the visible hole suggests.
Can mining subsidence start again years later?
It can, particularly over shallow workings or old shafts, where collapse can happen long after mining ended. Movement from deep longwall mining generally settled within a few years of extraction. An engineer can judge whether current damage is old, settled cracking or new movement.
Can you repair mining damage that is not part of a claim?
Yes. If the damage is old and settled, or a claim has been closed, we can repair it privately. Send photos for a free initial assessment and you will receive a no-obligation written quote. If the cause is unclear, an engineer’s inspection first is sensible.
Where we carry out mining subsidence repairs
Mining subsidence repairs by area
Choose your area for local ground conditions, regional guide prices and the towns we cover.