Subsidence repairs in Edinburgh and the Lothians

Area: Edinburgh and the Lothians
Pricing region: Scotland
Ground: Mostly firmer ground
Towns listed: 12

Why does the ground in Edinburgh and the Lothians matter for subsidence repairs?

Edinburgh is volcanic and sedimentary rock with glacial till, while the Midlothian and East Lothian coalfields and oil-shale workings in West Lothian have left recorded mine workings and bings.

Parts of Edinburgh and the Lothians lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause. Housing stock in Edinburgh and the Lothians: Sandstone tenements and Georgian terraces, miners' rows, bungalows and post-war estates.

What happens during subsidence repairs, step by step?

Find the cause
An independent chartered structural engineer inspects the house and, where needed, arranges a drain survey, trial pits or soil tests. We can arrange the engineer. The aim is to know what is moving, and why, before money goes on repairs.
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.

What to look for before calling about subsidence repairs

Wallpaper rippling or tearing where the wall meets the ceiling
A gap opening between the skirting board and the floor
Doors and windows that start to stick or no longer close
Fresh cracks showing on both the inside and outside of one wall

Subsidence repairs prices in Edinburgh and the Lothians

These are guide prices for Edinburgh and the Lothians, using Scotland rates and including VAT. Your written quote follows photos or a survey, and is fixed once the repair is specified.

Guide prices inc VAT on Scotland rates. Items marked est. are our estimates.
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

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

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

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

Subsidence: stepped crack above a corner that has dropped on drying clay. Indicative drawing, not to scale.

Do you need approval 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.

Find subsidence repairs in your Edinburgh and the Lothians town

Questions about subsidence repairs in Edinburgh and the Lothians

Why do houses in Edinburgh and the Lothians crack?

Edinburgh is volcanic and sedimentary rock with glacial till, while the Midlothian and East Lothian coalfields and oil-shale workings in West Lothian have left recorded mine workings and bings. Parts of Edinburgh and the Lothians lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause. Only an investigation on site can say why a particular building has moved.

How much will subsidence repairs cost in Edinburgh and the Lothians?

On Scotland rates, subsidence repairs starts from about £2,400 per property, including VAT. The written price depends on the extent of the damage, access and whether an engineer or building control is needed.

Should I cut down the tree near my house?

Not without advice, because felling a mature tree on clay can make things worse. As the roots stop drawing water, the clay swells and can lift the foundations, which is called heave. Pruning or staged removal may be advised instead. Check whether the tree is protected.

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.

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.