Hindley · Greater Manchester
Underpinning in Hindley
Before any underpinning goes ahead on a Hindley property, building control has to approve the design and inspect the excavations. Where the wall is shared, party wall notices may be needed too in England and Wales, so allow time for paperwork before the dig.
Guide price from£960per metre of wall inc VAT
- Postcodes
- WN1, WN2, WN3
- Population
- about 25,000
- Area
- Greater Manchester
- Pricing region
- North West
What is the ground like in Greater Manchester?
Hindley, Greater Manchester: about 25,000 residents across postcode districts WN1, WN2, WN3. Neighbouring towns we cover: Wigan (2 miles), Westhoughton (3 miles) and Leigh (4 miles).
Clay soils are found in parts of Greater Manchester. Parts of Greater Manchester lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause. Typical buildings in Greater Manchester: Red-brick terraces, mill-town stone terraces, inter-war semis and post-war estates.
Symptoms that point to underpinning
- Cracks that keep widening after the drains have been repaired
- Movement continuing through more than one winter of monitoring
- Footings found to be very shallow during a trial pit
Guide prices for underpinning in Hindley
For Hindley we use North 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 |
|---|---|---|
| Mass-concrete underpinning | £960 – £1,450 | per metre of wall |
| Beam-and-base underpinning | £1,450 – £2,400 | per metre of wall |
| Mini-piled underpinning | £1,900 – £3,350 | per metre of wall |
| Engineer's design and building control feesest. | £770 – £2,400 | per scheme |
Methods for 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
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
From first photo to finished repair
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.
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.
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.
Frequently asked questions
What is the price of underpinning in Hindley?
Guide prices for underpinning in Hindley start from about £960 per metre of wall, including VAT, on North West rates. Your fixed written price follows photos or a survey and depends on the extent of the work and access.
Do you carry out underpinning in Hindley?
Yes, Hindley is covered, along with postcode districts WN1, WN2, WN3. We also cover nearby Wigan and Westhoughton.
Does the ground around Hindley cause cracking?
Greater Manchester is mostly glacial till over sandstone and mudstone, with the Lancashire coalfield beneath much of Wigan, Bolton, Salford and parts of the east. Historic mine workings, made ground and old mill sites are common. Only an investigation can say why a particular building has moved.
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.
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.
More repairs we carry out in Hindley
- Resin injection ground stabilisation
- Bowing wall repairs
- Extension pulling away repairs
- Floor joist repairs
- Roof structure repairs
Underpinning near Hindley
Start with photos and a short description of the movement at your Hindley property; we will reply with a free initial assessment and the next step.