Christchurch · Dorset
Subsidence repairs in Christchurch
Cracks in a house in Christchurch are not always subsidence, and subsidence is not always serious. The first job is to find out what is moving and why, whether that is a leaking drain, a nearby tree or soft ground under shallow footings.
Guide price from£2,600per property inc VAT
- Postcodes
- BH6, BH7, BH23
- Population
- about 31,000
- Area
- Dorset
- Pricing region
- South West
How do local ground conditions affect subsidence repairs in Christchurch?
With roughly 31,000 people, Christchurch spans postcode districts BH6, BH7, BH23 in Dorset. We also take enquiries from nearby Bournemouth (4 miles), New Milton (5 miles) and Ferndown (7 miles).
Dorset has a mix of ground, with clay in some places and firmer rock in others. Ground movement here is more often linked to soils, drains and trees than to mining. Housing stock in Dorset: Stone and brick villages, Victorian villas in Bournemouth, and inter-war and post-war semis.
Is it time for subsidence repairs? Common signs
- Fresh cracks showing on both the inside and outside of one wall
- Wallpaper rippling or tearing where the wall meets the ceiling
- Doors and windows that start to stick or no longer close
What should you budget for subsidence repairs in Christchurch?
Guide prices below are for homes in Christchurch, on South West rates and including VAT. A survey or good photos let us turn them into a fixed written price.
| Item | Guide price | Per |
|---|---|---|
| Structural engineer's investigation and report | £515 – £2,050 | per property |
| CCTV drain survey (common first check) | £155 – £360 | per survey |
| Typical repair once the cause is dealt with: crack stitching and making goodest. | £2,600 – £12,400 | per property |
| Foundation strengthening where it is needed (see underpinning) | £1,050 – £3,600 | per metre of wall |
Repair options we may recommend
Remove the cause, then repair
Most subsidence is dealt with this way. The drain is repaired or the vegetation managed, the house is watched to confirm it has stabilised, and then the cracks are stitched, repointed and made good inside. It is the least disruptive route and usually the cheapest.
Best for: Clay movement or drain leaks where the cause can be removed
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 to expect when we carry out subsidence repairs
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.
Written quote
We price the agreed repair and confirm a fixed price in writing once it is specified. If there is an insurance claim, we can price to the loss adjuster’s or engineer’s schedule instead of our own scope.
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 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 subsidence repairs questions
How much will subsidence repairs cost in Christchurch?
Guide prices for subsidence repairs in Christchurch start from about £2,600 per property, 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.
Do you cover Christchurch?
Yes. We take enquiries from across Christchurch, including BH6, BH7, BH23, and from nearby places such as Bournemouth and New Milton. Send photos for a free initial view and we will tell you what happens next.
Is the ground in Dorset prone to subsidence?
Dorset mixes chalk downs, Oxford and Kimmeridge Clays in the vales, and the sands and gravels of the Poole basin. Clay vales can shrink and swell, and parts of the coast are known for landslip. Only an investigation can say why a particular building has moved.
Can I sell a house that has had subsidence?
Yes, though buyers and lenders will want paperwork. Keep the engineer’s report, monitoring results, the repair specification and any building control sign-off. A repaired house shown to be stable is far easier to sell than one with an open problem.
Do you need to visit before giving a price?
Not at first. We give a free initial assessment from your photos or a call, and a no-obligation written quote once the scope is clear. A fixed price follows in writing once the repair is specified, which normally needs a survey.
Other structural repairs in Christchurch
- Structural surveys and crack monitoring
- Lintel replacement
- Concrete repairs
- Structural crack repairs
- Extension pulling away repairs
Subsidence repairs near Christchurch
Photos of the inside and outside of the cracked wall are the quickest way to start; send them and we will reply about your Christchurch home with a guide price.