Lisburn · County Antrim
Underpinning in Lisburn
If an engineer has recommended underpinning for your Lisburn home, we can price the scheme from their drawings and calculations. You receive a fixed price in writing that covers the method, the length of wall, access and the making good afterwards.
Guide price from£880per metre of wall inc VAT
- Postcodes
- BT17, BT27, BT28
- Population
- about 78,000
- Area
- County Antrim
- Pricing region
- Northern Ireland
Why does the ground in County Antrim matter for underpinning?
We cover Lisburn and its postcode districts BT17, BT27, BT28, part of County Antrim, with a population of roughly 78,000. We also take enquiries from nearby Belfast (7 miles), Newtownabbey (11 miles) and Craigavon (15 miles).
Clay shrinkage is less of a concern in County Antrim, so other causes such as drains, poor footings or older walls are checked first. Historic brine and salt working has caused ground movement in parts of County Antrim in the past. What you mostly find across County Antrim: red-brick terraces in Belfast, Victorian villas, and post-war and newer estates.
Guide prices for underpinning in Lisburn
These are guide prices for Lisburn, using Northern Ireland rates and including VAT. Your written quote follows photos or a survey, and is fixed once the repair is specified.
| Item | Guide price | Per |
|---|---|---|
| Mass-concrete underpinning | £880 – £1,300 | per metre of wall |
| Beam-and-base underpinning | £1,300 – £2,200 | per metre of wall |
| Mini-piled underpinning | £1,750 – £3,100 | per metre of wall |
| Engineer's design and building control feesest. | £705 – £2,200 | per scheme |
Methods for underpinning
Mass concrete underpinning
The traditional method. Short sections under the wall are dug out in a set sequence, usually about a metre at a time, and filled with concrete before the next section is opened. It suits moderate depths and good access, and it needs little specialist plant.
Best for: Shallow failures on firm ground found at moderate depth
Beam-and-base underpinning
A reinforced concrete beam is cast beneath or alongside the existing footing and carries the wall onto mass concrete bases at intervals. It spreads load well across variable ground and can mean less digging than continuous underpinning along the whole wall.
Best for: Longer runs of wall or heavier loads over variable ground
From first photo to finished repair
Engineer’s investigation
An independent chartered structural engineer studies the monitoring results, trial pits and soil tests, then decides whether underpinning is needed and which method suits. We can arrange the engineer if you do not already have one.
Fixed written price
With the design in hand we confirm a fixed price in writing, setting out the method, the length of wall, access arrangements and the making good. For insurance work we can price to the loss adjuster’s or engineer’s schedule.
Excavation and concrete
Work runs in the sequence the engineer sets so the wall is never left unsupported over a long length. Building control inspects the excavations before concrete goes in, and each section is dry-packed tight to the footing above.
Symptoms that point to underpinning
- A large tree nearby that cannot be removed or reduced
- Footings found to be very shallow during a trial pit
- One corner of the house visibly lower than the others
Rules for underpinning in Northern Ireland
In Northern Ireland, the Building Regulations (Northern Ireland) 2012 apply and the council’s building control service approves structural work such as underpinning; minor like-for-like repairs usually need no approval. The Party Wall Act does not apply in Northern Ireland, so work to shared walls depends on deeds and agreement with neighbours.
Frequently asked questions
How much will underpinning cost in Lisburn?
Guide prices for underpinning in Lisburn start from about £880 per metre of wall, including VAT, on Northern Ireland rates. Your fixed written price follows photos or a survey and depends on the extent of the work and access.
Do you cover Lisburn?
Yes, Lisburn is covered, along with postcode districts BT17, BT27, BT28. We also cover nearby Belfast and Newtownabbey.
Is the ground in County Antrim prone to subsidence?
County Antrim is largely basalt over chalk, with soft estuarine 'sleech' along Belfast Lough that is notorious for settlement. Historic salt mining is recorded near Carrickfergus. Only an investigation can say why a particular building has moved.
Do I need to tell my neighbours about underpinning?
In England and Wales you usually do. Underpinning a party wall normally needs two months’ notice, and excavating near a neighbour’s foundations needs one month’s notice under the Party Wall etc. Act 1996. Scotland and Northern Ireland have no equivalent Act, but agreeing the work in writing still helps.
Can I stay in my house during underpinning?
Most people stay at home during external underpinning, because the digging happens outside along the wall. Expect noise, restricted access to that side of the house and some dust. If the work has to be done from inside, through the floor, moving out for part of the job is sometimes advised.
Other structural repairs in Lisburn
- Wall tie replacement
- Chimney stack repairs
- Floor joist repairs
- Bay window subsidence repairs
- Gable end wall repairs
Underpinning near Lisburn
Not sure your Lisburn home needs underpinning at all? Send photos for a free initial assessment and we will say whether an engineer should look first.