Swansea · West Glamorgan
Subsidence repairs in Swansea
Whatever the ground is like under Swansea, 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
- SA1, SA2, SA5
- Population
- about 300,000
- Area
- West Glamorgan
- Pricing region
- Wales
What is the ground like in West Glamorgan?
Postcode districts SA1, SA2, SA5 cover Swansea, a West Glamorgan town of about 300,000 people. Nearby, we also cover Clydach (5 miles), Gorseinon (5 miles) and Neath (7 miles).
West Glamorgan has a mix of ground, with clay in some places and firmer rock in others. Historic coal workings are recorded beneath parts of West Glamorgan, and a coal mining search is worth checking where movement is unexplained. Housing stock in West Glamorgan: Hillside terraces, Victorian villas in Swansea and post-war estates.
Signs you may need subsidence repairs
- Fresh cracks showing on both the inside and outside of one wall
- Wallpaper rippling or tearing where the wall meets the ceiling
- Cracks that open in summer and partly close again in winter
How much will subsidence repairs cost in Swansea?
Prices in Swansea are worked out on Wales 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 | £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 |
Which repair method suits a home in Swansea?
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
What happens when we carry out subsidence repairs in Swansea?
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.
Rules for subsidence repairs in Wales
In Wales, the Welsh version of the Building Regulations applies. Underpinning and other work that alters or strengthens the structure needs building control approval and inspection; like-for-like repairs often do not. The Party Wall etc. Act 1996 applies to work on party walls and excavation close to a neighbour’s foundations.
Subsidence repairs in Swansea: questions and answers
What is the price of subsidence repairs in Swansea?
Guide prices for subsidence repairs in Swansea start from about £2,300 per property, including VAT, on Wales 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 Swansea?
Yes. We take enquiries from across Swansea, including SA1, SA2, SA5, and from nearby places such as Clydach and Gorseinon. Send photos for a free initial view and we will tell you what happens next.
Does the ground around Swansea cause cracking?
Swansea and Neath Port Talbot lie on the South Wales coalfield, with historic workings, tips and steep valley sides, and softer estuarine ground around the docks. Only an investigation can say why a particular building has moved.
Does subsidence always need underpinning?
No, most subsidence is repaired without underpinning. When a leaking drain is fixed or nearby vegetation is managed, the ground usually stabilises and the house needs only crack repairs. Foundation work is kept for movement that continues after the cause has gone.
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.
More repairs we carry out in Swansea
- Structural surveys and crack monitoring
- Floor joist repairs
- Bowing wall repairs
- Chimney stack repairs
- Roof structure repairs
Subsidence repairs near Swansea
Send photos of the cracks in your Swansea home, with something for scale, and we will give a free initial assessment and tell you the sensible next step.