Lewisham · Greater London
Structural crack repairs in Lewisham
Cracks in walls in Lewisham come in many shapes, and the shape usually says more than the size. We assess stepped, vertical, horizontal and tapered cracks from your photos first, then explain whether yours looks cosmetic or needs a closer look.
Guide price from£100per metre of crack inc VAT
- Postcodes
- BR3, SE4, SE6, SE12, SE13
- Population
- about 300,000
- Area
- Greater London
- Pricing region
- London
What is the ground like in Greater London?
Lewisham takes in postcode districts including BR3, SE4, SE6, SE12, SE13, with about 300,000 residents. Nearby places we cover include Southwark (3 miles), Greenwich (4 miles) and Lambeth (4 miles).
Shrinkable clay is widespread in Greater London. Ground movement here is more often linked to soils, drains and trees than to mining. Typical buildings in Greater London: Victorian and Edwardian terraces with shallow footings, inter-war semis in the outer boroughs, and converted flats and mansion blocks.
What to expect when we carry out structural crack repairs
Survey and record
On site we measure the width along the crack, note its pattern and check nearby drains, trees and openings. If the cause is unclear, gauges can be fixed across it and read over several months.
Deal with the cause
Leaking drains, failed ties, a sagging lintel or ground movement are put right first, sometimes through an insurance claim. Repairing a crack before its cause is fixed usually means paying for the same job twice.
Written quote
You receive a no-obligation written quote listing each crack, the repair method chosen for it and the making good inside and out. Once the scope is settled, that becomes a fixed price in writing.
Is it time for structural crack repairs? Common signs
- Daylight or a draught coming through a crack in an outside wall
- Stepped cracks zigzagging through the mortar joints of outside brickwork
- Diagonal cracks running from the corners of windows and doors
What should you budget for structural crack repairs in Lewisham?
Prices in Lewisham are worked out on London 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 |
|---|---|---|
| Crack stitching with helical bars | £100 – £225 | per metre of crack |
| Single crack, outside only (up to about 2 m)est. | £500 – £1,100 | per crack |
| Internal making good and redecoration of the crack lineest. | £190 – £625 | per room |
Repair options we may recommend
Filling and repointing
For hairline and narrow cracks that have stopped moving, the crack line is raked out and repointed in mortar matched to the original for strength, colour and texture. Inside, plaster cracks are cut out, filled with a flexible filler and redecorated.
Best for: Cracks up to about 5 mm that are no longer moving
Crack stitching with helical bars
Stainless steel helical bars are grouted into slots cut along the bed joints, bridging the crack so the masonry works as one piece again. It is the standard repair for wider stepped and vertical cracks once whatever caused them has stopped.
Best for: Stable cracks wider than about 5 mm, or ones that keep reopening
Rules for structural crack repairs in England
Like-for-like repairs such as crack stitching and repointing do not usually need building control approval in England, but anything that changes or strengthens the structure, such as underpinning or rebuilding a wall, does. If the work touches a party wall, the Party Wall etc. Act 1996 may apply.
Your structural crack repairs questions
How much will structural crack repairs cost in Lewisham?
Guide prices for structural crack repairs in Lewisham start from about £100 per metre of crack, including VAT, on London rates. Your fixed written price follows photos or a survey and depends on the extent of the work and access.
Do you cover Lewisham?
Yes. We take enquiries from across Lewisham, including BR3, SE4, SE6, SE12, and from nearby places such as Southwark and Greenwich. Send photos for a free initial view and we will tell you what happens next.
Is the ground in Greater London prone to subsidence?
Most of Greater London sits on London Clay, among the most shrinkage-prone ground in the UK, with river gravels along the Thames. Subsidence claims here are among the most frequent in the country, especially after dry summers and near street and garden trees. Only an investigation can say why a particular building has moved.
What causes vertical cracks in walls?
Vertical cracks are most often caused by thermal or moisture movement in long walls, or by the joint between old and newer work. An even-width vertical crack is usually cosmetic. One clearly wider at the top or bottom can indicate foundation movement at one end.
Can I just fill a crack and paint over it?
You can fill a fine crack that is not moving, and for many hairline cracks that is the right repair. Filling a crack that is still opening hides the evidence, and it will usually come back. If a filled crack returns within a year or two, have it assessed.
Other structural repairs in Lewisham
- Crack stitching
- Brick arch repairs
- Retaining wall repairs
- Bay window subsidence repairs
- Floor joist repairs
Structural crack repairs near Lewisham
Get a free initial assessment of cracked walls in Lewisham from your photos or a call, then a fixed price in writing once the repair is specified.