Major Foundation Repair: What Every Homeowner Needs to Know
If your house is showing cracks, doors that won’t close, or sloping floors, the foundation is probably the culprit. Fixing a major foundation issue isn’t a DIY weekend project – it needs proper planning, the right materials, and professional help. This guide walks you through the basics, so you can decide what to do, when to call an expert, and how to keep costs under control.
Spot the Red Flags Early
Before you panic, take a quick walk around your home and look for these signs:
- Cracks wider than 3mm in walls or brickwork.
- Doors and windows that stick or jam.
- Uneven or sagging floors.
- Water pooling near the foundation after rain.
- Visible gaps between the wall and the floor.
These symptoms often mean the soil has shifted or the foundation has settled. Measuring the crack width with a simple ruler can tell you whether it’s a minor shrinkage crack or something that needs urgent attention.
Choosing the Right Repair Method
There are three main ways to tackle a serious foundation problem in the UK:
- Underpinning: This involves extending the foundation depth using concrete, steel or polymer piers. It’s the most common solution for subsidence or uneven settlement.
- Grouting: Injecting a special cement mix into voids to fill gaps and strengthen the base. Ideal for small‑scale cracks and loose soil.
- Wall anchors: Metal rods that pull a wall back into place and keep it from moving further. Used when walls have tilted or cracked severely.
Which method fits your case depends on the soil type, the extent of movement, and how much of the house is affected. A qualified structural engineer can run a soil test and recommend the best approach.
One common mistake is to skip the engineer and jump straight to a builder. While a good builder will do the work, they might not spot hidden issues like underground drainage problems. Getting a professional assessment first can save you from future repairs.
Cost is another big factor. Underpinning can run from £2,500 to £10,000 per house, depending on depth and number of piers required. Grouting is cheaper – often under £3,000 – but it’s only a temporary fix for severe settlement. Wall anchors sit in the middle, usually £4,000‑£7,000. Always ask for a detailed quote that breaks down labour, materials, and any extra work like garden reinstatement.
When choosing a contractor, look for:
- Membership of a recognised trade body (e.g., NHBC, FMB).
- Clear warranty terms – at least 5 years for underpinning.
- Positive customer reviews that mention sticking to schedule and budget.
Don’t forget to check your home insurance. Some policies cover foundation repairs only if caused by sudden events like flooding. Read the fine print so you know what’s excluded before you sign a contract.
Finally, after the repair is done, keep an eye on the house for the next year. Small new cracks can appear as the structure settles into its new position. Record any changes with photos and measurements – they’ll help you catch problems early.
Major foundation repair can feel overwhelming, but with the right knowledge you can make informed choices, avoid costly surprises, and keep your home safe for years to come.
