Maidstone · Kent
Subsidence repairs in Maidstone
Cracks in a house in Maidstone 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£2,800per property inc VAT
- Postcodes
- ME14, ME15, ME16
- Population
- about 110,000
- Area
- Kent
- Pricing region
- South East
What is the ground like in Kent?
We cover Maidstone and its postcode districts ME14, ME15, ME16, part of Kent, with a population of roughly 110,000. Nearby places we cover include Gillingham (9 miles), Strood (9 miles) and Sittingbourne (11 miles).
Shrinkable clay is widespread in Kent. Parts of Kent lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause. What you mostly find across Kent: Victorian terraces in the Medway towns, weatherboarded and Wealden houses, 1930s semis and seaside bungalows.
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.
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.
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.
Is it time for subsidence repairs? Common signs
- Fresh cracks showing on both the inside and outside of one wall
- Diagonal cracks wider at the top, running from window or door corners
- A gap opening between the skirting board and the floor
What should you budget for subsidence repairs in Maidstone?
Prices in Maidstone are worked out on South East 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 |
|---|---|---|
| Structural engineer's investigation and report | £560 – £2,250 | per property |
| CCTV drain survey (common first check) | £170 – £390 | per survey |
| Typical repair once the cause is dealt with: crack stitching and making goodest. | £2,800 – £13,400 | per property |
| Foundation strengthening where it is needed (see underpinning) | £1,100 – £3,900 | per metre of wall |
Repair options we may recommend
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
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 Maidstone?
Guide prices for subsidence repairs in Maidstone start from about £2,800 per property, including VAT, on South East rates. Your fixed written price follows photos or a survey and depends on the extent of the work and access.
Do you cover Maidstone?
Yes, Maidstone is covered, along with postcode districts ME14, ME15, ME16. We also cover nearby Gillingham and Strood.
Is the ground in Kent prone to subsidence?
North Kent sits on London Clay, central Kent on Gault and Weald Clays and the Downs on chalk, so shrinkable clay is widespread. East Kent around Deal and Dover had a small deep coalfield, worked until the late 1980s. 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.
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.
Other structural repairs in Maidstone
- Mining subsidence repairs
- Structural crack repairs
- Brick arch repairs
- Retaining wall repairs
- Boundary and garden wall repairs
Subsidence repairs near Maidstone
Photos of the inside and outside of the cracked wall are the quickest way to start; send them and we will reply about your Maidstone home with a guide price.