Lewisham · Greater London
Underpinning in Lewisham
Most underpinning in Lewisham, as elsewhere, is partial, strengthening one corner or a single wall rather than the whole house. The engineer plans how the new foundation meets the old so that the junction does not become the next place to crack.
Guide price from£1,250per metre of wall inc VAT
- Postcodes
- BR3, SE4, SE6, SE12, SE13
- Population
- about 300,000
- Area
- Greater London
- Pricing region
- London
What is the ground like in Greater London?
Lewisham is one of the 32 London boroughs, with around 300,000 residents in districts such as BR3, SE4, SE6, SE12, SE13. If you are just outside Lewisham, we also cover Southwark (3 miles), Greenwich (4 miles) and Lambeth (4 miles).
Much of Greater London sits on clay that shrinks in dry summers and swells in wet winters. Ground movement here is more often linked to soils, drains and trees than to mining. Typical buildings in Greater London: Victorian and Edwardian terraces with shallow footings, inter-war semis in the outer boroughs, and converted flats and mansion blocks.
How we usually approach underpinning
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
Mini-piled underpinning
Small-diameter piles are driven or bored down to firm ground and linked by a reinforced beam or needles that pick up the wall. Compact rigs fit through narrow access, and the method reaches depths that would be impractical to excavate by hand.
Best for: Deep soft ground, tree roots, or restricted access
What happens during underpinning, step by step?
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.
Design and approvals
The engineer produces drawings and calculations. We make the building control or building warrant application, and party wall notices are served where the law requires them, before any digging starts.
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.
What to look for before calling about underpinning
- One corner of the house visibly lower than the others
- Footings found to be very shallow during a trial pit
- A large tree nearby that cannot be removed or reduced
Underpinning prices in Lewisham
Prices in Lewisham are worked out on London 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 |
|---|---|---|
| Mass-concrete underpinning | £1,250 – £1,900 | per metre of wall |
| Beam-and-base underpinning | £1,900 – £3,100 | per metre of wall |
| Mini-piled underpinning | £2,500 – £4,400 | per metre of wall |
| Engineer's design and building control feesest. | £1,000 – £3,100 | per scheme |
Rules for underpinning 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 underpinning in Lewisham
How much should I budget for underpinning in Lewisham?
Guide prices for underpinning in Lewisham start from about £1,250 per metre of wall, including VAT, on London 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 Lewisham?
We do. Lewisham and the surrounding area are covered, including nearby Southwark and Greenwich. A free initial assessment from your photos is the first step.
Why do houses in Greater London crack?
Most of Greater London sits on London Clay, among the most shrinkage-prone ground in the UK, with river gravels along the Thames. Subsidence claims here are among the most frequent in the country, especially after dry summers and near street and garden trees. Only an investigation can say why a particular building has moved.
Will underpinning affect selling my house?
It needs explaining to buyers, but a properly documented scheme is far better than unresolved movement. Keep the engineer’s design, the building control completion certificate and any insurance paperwork. Lenders and surveyors will usually ask for these before agreeing a sale.
Does underpinning need building control approval?
Yes, underpinning is building work and needs approval and inspections in England and Wales, a building warrant in Scotland, and council building control in Northern Ireland. Inspectors usually check the excavations before concrete is poured. We deal with building control as part of the job.
Related work in Lewisham
- Concrete repairs
- Floor joist repairs
- Resin injection ground stabilisation
- Roof structure repairs
- Structural crack repairs
Underpinning near Lewisham
Start with photos and a short description of the movement at your Lewisham property; we will reply with a free initial assessment and the next step.