Dunoon · Argyll and Bute
Subsidence repairs in Dunoon
Seasonal movement is behind a lot of subsidence, and once its cause is clear it is usually manageable for a home in Dunoon as much as anywhere. The repair that follows is mostly crack stitching, repointing and replastering, with foundation work kept for houses that need it.
Guide price from£2,400per property inc VAT
- Postcodes
- PA23
- Population
- about 8,000
- Area
- Argyll and Bute
- Pricing region
- Scotland
What should you know about the ground under Dunoon?
Postcode districts PA23 cover Dunoon, a Argyll and Bute town of about 8,000 people. We also take enquiries from nearby Helensburgh (9 miles), Largs (11 miles) and Alexandria (13 miles).
Clay shrinkage is less of a concern in Argyll and Bute, so other causes such as drains, poor footings or older walls are checked first. Ground movement here is more often linked to soils, drains and trees than to mining. Housing stock in Argyll and Bute: Victorian villas, stone terraces and cottages, and post-war estates.
What to look for before calling about subsidence repairs
- Diagonal cracks wider at the top, running from window or door corners
- A gap opening between the skirting board and the floor
- Cracks that open in summer and partly close again in winter
Subsidence repairs prices in Dunoon
The ranges below reflect typical Scotland costs for subsidence repairs, including VAT. Scaffold, access and making good can push a job to the top of the range.
| Item | Guide price | Per |
|---|---|---|
| Structural engineer's investigation and report | £475 – £1,900 | per property |
| CCTV drain survey (common first check) | £140 – £330 | per survey |
| Typical repair once the cause is dealt with: crack stitching and making goodest. | £2,400 – £11,400 | per property |
| Foundation strengthening where it is needed (see underpinning) | £950 – £3,300 | per metre of wall |
How we usually approach subsidence repairs
Crack stitching and making good
Once movement has stopped, cracked brickwork is cut along the bed joints, stainless helical bars are bonded in to tie the wall together, and the joints are repointed to match. Inside, plaster is renewed along the crack line before redecoration.
Best for: Category 1 to 3 cracking in walls that are otherwise sound
Foundation strengthening
Where the ground cannot be made stable, the load is carried down to firmer soil by underpinning, a beam-and-base scheme, mini-piles or resin injection, depending on the soil and access. It is designed by an engineer and is the exception, not the rule.
Best for: Ongoing movement where removing the cause has not worked
What happens during subsidence repairs, step by step?
Send photos or call
Send photos of the cracks with a coin or tape for scale, and say when you first noticed them. We give a free initial assessment and suggest whether an engineer, a drain survey or your insurer comes first.
Deal with the cause
Drains are repaired, vegetation is managed on the engineer’s advice, or a foundation scheme is designed if nothing else will work. Where monitoring is recommended, readings run for several months to show the movement has stopped.
Repairs and making good
Cracks are stitched and repointed outside, plaster is renewed along the crack lines inside, and sticking doors are eased. Where the work needs it, we deal with building control and hand over the paperwork.
Rules for subsidence repairs in Scotland
In Scotland, underpinning and other structural alterations generally need a building warrant from the council’s building standards service before work starts, and a completion certificate at the end; small like-for-like repairs often do not. There is no Party Wall Act in Scotland; shared walls are covered by title deeds and, for flats, the Tenements (Scotland) Act 2004.
Questions about subsidence repairs in Dunoon
How much should I budget for subsidence repairs in Dunoon?
Guide prices for subsidence repairs in Dunoon start from about £2,400 per property, including VAT, on Scotland 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 Dunoon?
Survey visits to Dunoon are by arrangement because of travel and access. We can still give a free initial view from photos, and we tell you any travel cost before a visit is booked.
Why do houses in Argyll and Bute crack?
Argyll is hard rock with thin glacial soils and raised beaches along the coast; mainland towns such as Helensburgh and Oban sit on steep coastal slopes. Only an investigation can say why a particular building has moved.
Will past subsidence affect my home insurance?
It can, because insurers ask about previous subsidence at renewal or when you switch. Staying with the insurer who handled a claim is often simplest. Answer any new insurer’s questions honestly and keep the repair records, which show the problem was dealt with.
Does subsidence always need underpinning?
No, most subsidence is repaired without underpinning. When a leaking drain is fixed or nearby vegetation is managed, the ground usually stabilises and the house needs only crack repairs. Foundation work is kept for movement that continues after the cause has gone.
Related work in Dunoon
- Brick arch repairs
- Subsidence insurance claim repairs
- Chimney stack repairs
- Roof structure repairs
- Lintel replacement
Subsidence repairs near Dunoon
Worried about movement at your Dunoon property? Share photos or ring for a free initial assessment before you spend anything on investigations.