Newcastle upon Tyne · Tyne and Wear
Subsidence repairs in Newcastle upon Tyne
Whatever the ground is like under Newcastle upon Tyne, the order of work for subsidence stays the same. Confirm the cause, deal with it, check the movement has stopped, and only then repair the walls so the cracks do not simply return.
Guide price from£2,300per property inc VAT
- Postcodes
- NE1, NE2, NE99
- Population
- about 300,000
- Area
- Tyne and Wear
- Pricing region
- North East
Is Tyne and Wear prone to ground movement?
With roughly 300,000 people, Newcastle upon Tyne spans postcode districts NE1, NE2, NE99 in Tyne and Wear. Nearby, we also cover Whickham (3 miles), Wallsend (3 miles) and Blaydon-on-Tyne (4 miles).
Clay soils are found in parts of Tyne and Wear. Historic coal workings are recorded beneath parts of Tyne and Wear, and a coal mining search is worth checking where movement is unexplained. Across Tyne and Wear, most homes are Tyneside flats and terraces, Victorian villas, inter-war council estates and post-war semis.
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
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
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.
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.
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.
Is it time for subsidence repairs? Common signs
- A gap opening between the skirting board and the floor
- Wallpaper rippling or tearing where the wall meets the ceiling
- Cracks that open in summer and partly close again in winter
What should you budget for subsidence repairs in Newcastle upon Tyne?
For Newcastle upon Tyne we use North East 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 | £460 – £1,850 | per property |
| CCTV drain survey (common first check) | £140 – £320 | per survey |
| Typical repair once the cause is dealt with: crack stitching and making goodest. | £2,300 – £11,000 | per property |
| Foundation strengthening where it is needed (see underpinning) | £920 – £3,200 | per metre of wall |
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
What is the price of subsidence repairs in Newcastle upon Tyne?
Guide prices for subsidence repairs in Newcastle upon Tyne start from about £2,300 per property, including VAT, on North East rates. Your fixed written price follows photos or a survey and depends on the extent of the work and access.
Do you carry out subsidence repairs in Newcastle upon Tyne?
We do. Newcastle upon Tyne and the surrounding area are covered, including nearby Whickham and Wallsend. A free initial assessment from your photos is the first step.
Does the ground around Newcastle upon Tyne cause cracking?
Tyne and Wear lies on the Durham and Northumberland coalfield, with old shallow workings recorded beneath parts of Newcastle, Gateshead and Sunderland, mostly under a cover of glacial clay. 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.
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.
More repairs we carry out in Newcastle upon Tyne
- Retaining wall repairs
- Extension pulling away repairs
- Structural crack repairs
- Gable end wall repairs
- Boundary and garden wall repairs
Subsidence repairs near Newcastle upon Tyne
For a no-obligation written quote on subsidence repairs in Newcastle upon Tyne, call us or send a few photos and a short note on when the cracks appeared.