Crawley · West Sussex
Underpinning in Crawley
Most underpinning in Crawley, 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£1,100per metre of wall inc VAT
- Postcodes
- RH10, RH11
- Population
- about 120,000
- Area
- West Sussex
- Pricing region
- South East
What should you know about the ground under Crawley?
Crawley, West Sussex: about 120,000 residents across postcode districts RH10, RH11. Nearby, we also cover Horley (4 miles), Horsham (7 miles) and East Grinstead (8 miles).
Shrinkable clay is widespread in West Sussex. Ground movement here is more often linked to soils, drains and trees than to mining. Housing stock in West Sussex: Wealden cottages, 1930s semis and bungalows on the coast, and new-town estates in Crawley.
Underpinning prices in Crawley
Prices in Crawley are worked out on South East 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 | £1,100 – £1,700 | per metre of wall |
| Beam-and-base underpinning | £1,700 – £2,800 | per metre of wall |
| Mini-piled underpinning | £2,250 – £3,900 | per metre of wall |
| Engineer's design and building control feesest. | £895 – £2,800 | per scheme |
How we usually approach 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
What happens during underpinning, step by step?
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.
Crack repairs and handover
Once the new foundation has cured, cracks are stitched and repointed, inside walls are made good, and paths or patios disturbed by the dig are reinstated. You receive the building control completion paperwork for your records.
What to look for before calling about underpinning
- Footings found to be very shallow during a trial pit
- Floors sloping noticeably towards one external wall
- Cracks that keep widening after the drains have been repaired
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 Crawley
How much should I budget for underpinning in Crawley?
Guide prices for underpinning in Crawley start from about £1,100 per metre of wall, including VAT, on South East 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 Crawley?
Yes, Crawley is covered, along with postcode districts RH10, RH11. We also cover nearby Horley and Horsham.
Why do houses in West Sussex crack?
North West Sussex around Crawley and Horsham sits on Weald Clay, the South Downs are chalk, and the coastal plain has brickearth and gravels. The Weald Clay is prone to shrink-swell movement near trees. Only an investigation can say why a particular building has moved.
Does my house really need underpinning?
Often not, because most subsidence is fixed by repairing drains or managing trees and then repairing the cracks. Underpinning is justified when monitoring shows movement continuing after the cause has been dealt with, or when the ground itself is unsuitable. An independent engineer should make that call.
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.
Related work in Crawley
- Subsidence repairs
- Concrete repairs
- Subsidence insurance claim repairs
- Lintel replacement
- Chimney stack repairs
Underpinning near Crawley
Have an engineer’s underpinning design for your Crawley property? Send it over and we will return a fixed price in writing once the scheme is specified.