Bath · Somerset
Subsidence repairs in Bath
Seasonal movement is behind a lot of subsidence, and once its cause is clear it is usually manageable for a home in Bath 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£2,600per property inc VAT
- Postcodes
- BA1, BA2
- Population
- about 100,000
- Area
- Somerset
- Pricing region
- South West
Why does the ground in Somerset matter for subsidence repairs?
Bath is in Somerset and takes in postcode districts BA1, BA2. About 100,000 people live there. Nearby, we also cover Keynsham (6 miles), Trowbridge (8 miles) and Kingswood (8 miles).
Somerset has a mix of ground, with clay in some places and firmer rock in others. Parts of Somerset lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause. Housing stock in Somerset: Bath stone Georgian terraces, Victorian houses in Taunton and Weston-super-Mare, and post-war estates.
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.
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.
What to look for before calling about subsidence repairs
- 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
Subsidence repairs prices in Bath
For Bath we use South West rates. Treat the table as a budget guide, inc VAT; the price you pay is the one on your written quote.
| 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 |
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
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.
Questions about subsidence repairs in Bath
How much should I budget for subsidence repairs in Bath?
Guide prices for subsidence repairs in Bath 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.
Can you survey a property in Bath?
Yes, Bath is covered, along with postcode districts BA1, BA2. We also cover nearby Keynsham and Trowbridge.
Why do houses in Somerset crack?
Somerset mixes Lias clays, Mercia Mudstone, limestone hills and the peat and alluvium of the Levels around Bridgwater, which can settle. The former Somerset coalfield around Radstock and Midsomer Norton left recorded workings. Only an investigation can say why a particular building has moved.
How do I know if cracks are subsidence?
Subsidence cracks are usually tapered, run diagonally from door and window corners, and show on both faces of the wall. Fine vertical cracks in new plaster are more often shrinkage. An engineer’s inspection, sometimes with monitoring, is the reliable way to tell.
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.
Related work in Bath
- Structural crack repairs
- Roof structure repairs
- Gable end wall repairs
- Mining subsidence repairs
- Resin injection ground stabilisation
Subsidence repairs near Bath
Worried about movement at your Bath property? Share photos or ring for a free initial assessment before you spend anything on investigations.