Guide prices 2026
Structural repair prices
Guide prices for every structural repair we carry out, including VAT, with regional factors.
These are guide prices for every repair we carry out, including VAT, on West Midlands rates (our baseline). Use the regional table to adjust for where you live, or the guide price tool to get a range for your home. Items marked est. are our own estimates; the rest come from published 2025–26 UK cost guides.
How much will subsidence repairs cost?
The price depends mostly on the cause and how much damage the movement left: a drain repair and a few stitched cracks cost far less than a foundation scheme. Access, scaffolding, rooms needing making good and your region all affect the figure.
| Item | Guide price | Per |
|---|---|---|
| Structural engineer's investigation and report | £500 – £2,000 | per property |
| CCTV drain survey (common first check) | £150 – £350 | per survey |
| Typical repair once the cause is dealt with: crack stitching and making goodest. | £2,500 – £12,000 | per property |
| Foundation strengthening where it is needed (see underpinning) | £1,000 – £3,500 | per metre of wall |
How much will underpinning cost?
The method and the length of wall drive most of the cost, followed by how deep firm ground lies and how easily plant and spoil can get in and out. Engineer’s design and building control fees sit on top of the construction price.
| Item | Guide price | Per |
|---|---|---|
| Mass-concrete underpinning | £1,000 – £1,500 | per metre of wall |
| Beam-and-base underpinning | £1,500 – £2,500 | per metre of wall |
| Mini-piled underpinning | £2,000 – £3,500 | per metre of wall |
| Engineer's design and building control feesest. | £800 – £2,500 | per scheme |
How much will resin injection ground stabilisation cost?
The treated length and depth set most of the cost, along with the amount of resin the ground takes, which is never fully known until injection starts. Drain repairs, access, monitoring and making good are priced as separate items.
| Item | Guide price | Per |
|---|---|---|
| Resin injection ground stabilisation | £800 – £1,500 | per metre of wall treated |
| Typical domestic project | £5,000 – £15,000 | per project |
| Level monitoring after treatmentest. | £350 – £900 | per programme |
More about resin injection ground stabilisation
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 | — |
More about mining subsidence repairs
How much will bay window subsidence repairs cost?
The biggest factor is whether the bay needs only a junction tie-in or a new foundation, and if so how deep firm ground lies. Two-storey bays, scaffolding, the window and internal finishes also affect the cost.
| Item | Guide price | Per |
|---|---|---|
| Bay junction crack repair and tie-inest. | £600 – £1,800 | per bay |
| Traditional underpinning of a bay | £3,000 – £7,000 | per bay |
| Mini-piled bay underpinning | £5,000 – £12,000 | per bay |
More about bay window subsidence repairs
How much will extension pulling away repairs cost?
The cost mainly depends on whether the junction only needs tying or the extension needs new foundations, and on the length of the affected wall. Drain repairs, roof flashings, access and internal finishes also affect the price.
| Item | Guide price | Per |
|---|---|---|
| Junction crack repair with stainless tiesest. | £600 – £2,000 | per junction |
| Movement joint and making goodest. | £400 – £1,200 | per junction |
| Underpinning the extension where needed | £1,000 – £2,500 | per metre of wall |
More about extension pulling away repairs
How much will structural crack repairs cost?
The price depends mainly on how many cracks there are, their total length, whether work is needed inside as well as out, and how easy the wall is to reach. Scaffold, matching old bricks and any engineer’s design add to the cost.
| Item | Guide price | Per |
|---|---|---|
| Crack stitching with helical bars | £80 – £180 | per metre of crack |
| Single crack, outside only (up to about 2 m)est. | £400 – £900 | per crack |
| Internal making good and redecoration of the crack lineest. | £150 – £500 | per room |
More about structural crack repairs
How much will crack stitching cost?
The total depends on the combined length of cracks, how many need bars on both faces, the height you need to reach and whether internal making good is included. Very short runs of stitching are priced at the minimum visit charge.
| Item | Guide price | Per |
|---|---|---|
| Crack stitching with stainless helical bars | £80 – £180 | per metre of crack |
| Small jobs (minimum visit)est. | £350 – £500 | per visit |
| Repointing over the stitched line in matching mortarest. | £30 – £60 | per metre |
How much will wall tie replacement cost?
Price is driven by the number of elevations needing ties, the wall area, whether old ties must be isolated or removed, and the scaffold. Rendered walls, tall gables and difficult access cost more.
| Item | Guide price | Per |
|---|---|---|
| Mid-terrace houseest. | £1,800 – £3,500 | per house |
| Semi-detached house | £2,500 – £5,000 | per house |
| Detached houseest. | £3,500 – £7,000 | per house |
| Scaffolding where neededest. | £600 – £1,800 | per elevation |
More about wall tie replacement
How much will bowing wall repairs cost?
Cost depends on the length of wall involved, how many ties or straps are needed, how much floor or ceiling must be opened, and whether any section has to be rebuilt. Scaffold and redecoration inside add to the total.
| Item | Guide price | Per |
|---|---|---|
| Lateral restraint for a typical gable | £1,000 – £3,000 | per wall |
| Remedial restraint ties installed | £25 – £60 | per tie |
| Partial rebuild of a badly distorted sectionest. | £3,000 – £8,000 | per section |
More about bowing wall repairs
How much will gable end wall repairs cost?
The main cost drivers are whether the gable can be strapped from inside or must be partly rebuilt, its height, the scaffold needed and how much roofing has to be stripped and relaid along the verge.
| Item | Guide price | Per |
|---|---|---|
| Gable restraint straps and ties | £1,000 – £3,000 | per gable |
| Rebuilding the top of a gableest. | £3,000 – £9,000 | per gable |
| Scaffolding for a two-storey gableest. | £700 – £1,800 | per gable |
More about gable end wall repairs
How much will lintel replacement cost?
The price depends mainly on the width of the opening, whether it is a bay, how much wall sits above, whether inner and outer lintels both need replacing, and the access. Removing and refitting windows and internal making good add to it.
| Item | Guide price | Per |
|---|---|---|
| Standard window or door opening | £750 – £2,500 | per opening |
| Wide or bay openingest. | £2,000 – £4,500 | per opening |
| Making good inside and outest. | £150 – £600 | per opening |
How much will brick arch repairs cost?
Cost depends on whether the arch can be reinforced in place or must be rebuilt, the width and shape of the opening, whether both faces are involved, and how closely bricks and lime mortar must be matched.
| Item | Guide price | Per |
|---|---|---|
| Stitching and reinforcing a sound archest. | £400 – £1,200 | per arch |
| Rebuilding an arch (one side) | £900 – £1,300 | per opening |
| Rebuilding an arch (both sides) | £1,800 – £2,600 | per opening |
How much will chimney stack repairs cost?
Price is driven largely by access, because a scaffold to stack height can be a major cost, and then by whether the stack needs repointing, restraint or a rebuild. Its height, the number of pots and shared terrace stacks also affect the figure.
| Item | Guide price | Per |
|---|---|---|
| Repointing, flaunching and minor brick repairs | £500 – £2,000 | per stack |
| Partial or full stack rebuild | £3,000 – £10,000 | per stack |
| Stack restraint or strappingest. | £400 – £1,200 | per stack |
More about chimney stack repairs
How much will floor joist repairs cost?
The price depends on how many joists are affected, ground or upper floor, how much is lifted and replaced, and any sleeper wall or ventilation work. Floors under fitted kitchens and tiled bathrooms cost more to open up and reinstate.
| Item | Guide price | Per |
|---|---|---|
| Splicing or sistering a damaged joist | £250 – £400 | per joist |
| Whole room of joists and boards | £2,000 – £6,000 | per room |
| Sleeper wall rebuild and ventilationest. | £400 – £1,500 | per room |
More about floor joist repairs
How much will roof structure repairs cost?
The price depends on how many members need work, whether access is from the loft or from scaffolding, the roof’s span and covering, and whether an engineer’s design and building control are involved. Re-covering with a lighter material, where it is chosen, is priced separately.
| Item | Guide price | Per |
|---|---|---|
| Repairing or doubling a rafter | £300 – £600 | per rafter |
| Purlin and strut strengthening | £1,200 – £3,000 | per roof |
| Tying in roof spread (straps and ties)est. | £800 – £2,500 | per roof |
More about roof structure repairs
How much will concrete repairs cost?
The price depends on the area to be broken out, how deep the corrosion goes, the length of any crack injection, coatings, and access such as towers, scaffold or work over a public footpath. Hidden damage found once concrete is opened up can change the area, so the quote states how that is measured.
| Item | Guide price | Per |
|---|---|---|
| Concrete patch repair | £85 – £180 | per m² |
| Crack injection | £180 – £480 | per metre |
| Small jobs (minimum visit)est. | £450 – £900 | per visit |
How much will retaining wall repairs cost?
The price depends on the wall’s height and length, how much soil must be dug out and supported, access for machinery and spoil removal, the facing material and whether an engineer’s design and building control are involved. Walls next to drives, buildings or neighbours cost more to work on safely.
| Item | Guide price | Per |
|---|---|---|
| Minor repairs and drainage | £500 – £2,000 | per wall |
| Structural repair or partial rebuild | £3,000 – £15,000 | per wall |
| New retaining wall | £200 – £450 | per m² of wall face |
More about retaining wall repairs
How much will boundary and garden wall repairs cost?
The price depends on the length and height of wall affected, whether sections are repointed or rebuilt, the number of new piers, the bricks and coping chosen and access for removing spoil. Matching old or reclaimed bricks, and working beside a pavement, add to the cost.
| Item | Guide price | Per |
|---|---|---|
| Repointing and minor repairsest. | £300 – £1,200 | per wall |
| Rebuilding a leaning sectionest. | £150 – £350 | per m² of wall face |
| New brick piersest. | £250 – £600 | per pier |
More about boundary and garden wall repairs
How much will structural surveys and crack monitoring cost?
The cost depends on the engineer’s time, the number of cracks and monitoring points, how many readings are needed and whether level surveys are included. Access and travel distance also play a part.
| Item | Guide price | Per |
|---|---|---|
| Structural engineer's inspection and report | £500 – £2,000 | per property |
| Crack monitoring: installation and three seasonal readings | £1,450 – £2,400 | per programme |
| Extra monitoring visit | £420 | per visit |
More about structural surveys and crack monitoring
How much will subsidence insurance claim repairs cost?
Claim repair prices follow the agreed schedule, so the scope, the access and the extent of internal making good set the figure. Your excess is set by your policy, and any betterment is quoted on its own.
| Item | Guide price | Per |
|---|---|---|
| Your policy excess for subsidence (check your schedule) | £1,000 | commonly |
| Pricing a loss adjuster's or engineer's repair scheduleest. | Free to request | — |
| Repairs outside the claim (betterment, decoration upgrades)est. | Priced separately | — |
More about subsidence insurance claim repairs
How do prices vary by region?
Labour and access costs vary across the UK. We apply these factors to the baseline:
| Region | Factor |
|---|---|
| London | 1.25× |
| South East | 1.12× |
| East of England | 1.05× |
| South West | 1.03× |
| West Midlands | 1.00× |
| East Midlands | 0.98× |
| North West | 0.96× |
| Yorkshire and the Humber | 0.95× |
| Scotland | 0.95× |
| North East | 0.92× |
| Wales | 0.92× |
| Northern Ireland | 0.88× |
What is not included in a guide price?
Unless listed, guide prices exclude decoration beyond making good, drain repairs, tree work, structural engineer’s fees, building control or building warrant fees, party wall surveyor fees and scaffolding. Your written quote lists everything included.