Subsidence is a serious issue that can affect the structural integrity and value of a property. When the ground beneath a building sinks or shifts, it can cause cracks, uneven floors, and other damage. Repairing subsidence can be expensive, with costs ranging from a few thousand pounds to tens of thousands, depending on the severity of the problem and the type of repair needed.
Average Cost of Subsidence Repair
According to data from the Association of British Insurers, the average insurance claim for subsidence is around £6,250. However, this figure may not reflect the true cost of repairs, as many homeowners may not file a claim or may have a high deductible.
Other sources provide a wider range of estimates. Priceyourjob.co.uk found that the average subsidence repair cost was £14,000, assuming an average-sized 3-bedroom semi-detached home needing subsidence repair along a single wall. Myjobquote.co.uk, which works with over 30,000 tradespeople across the UK, found the average cost of subsidence repair to be around £10,000, depending on the complexity of the job.
In general, a range of around £6,000-£14,000 seems reasonable for the average subsidence issue. More severe cases can cost significantly more, sometimes reaching as high as £50,000.
Factors Affecting Subsidence Repair Costs
Several factors can influence the cost of subsidence repair, including:
- Type of subsidence repair method: The most common method is underpinning, which involves installing a solid foundation below the ground to provide support. The cost varies depending on the type of underpinning used, such as mass concrete (£1,500 per square metre), mini-piling (up to £2,600 per square metre), or resin injection (£1,200 per square metre).
- Size of the property: Larger properties generally require more extensive repairs and will cost more. For example, resin injection underpinning on a 2-bedroom terraced house costs around £4,000-£5,000, while the same method on a 4-bedroom detached house costs £15,000-£17,000.
- Extent of damage: The more damage there is to the property, the more difficult and expensive the repair will be. Properties with extensive damage can cost up to £50,000 to fix.
- Location of the property: Repair costs can vary depending on the region, with properties in London potentially costing £1,000-£10,000 more than those in other parts of the UK.
Additional Costs of Subsidence Repair
In addition to the cost of the actual repair work, there may be other expenses to consider, such as:
- Building surveys: A professional building survey to assess the condition of the entire home typically costs £300 to £2,000.
- Drainage inspections: A CCTV drain survey to check for drainage issues can cost £100 to £250.
- Alternate accommodation: If the repairs are extensive, you may need to find temporary housing for your family during the work.
- Landscaping: After the repair work is complete, you may need to repair or replace landscaping elements around your home.
It’s important to factor in these additional costs when budgeting for subsidence repairs.
Reducing Subsidence Repair Costs
While subsidence repairs can be expensive, there are ways to potentially reduce the cost:
- Early detection: Catching subsidence early can minimize the damage and make repairs less costly.
- Alternative repair methods: Newer techniques like resin injection can be less disruptive and less expensive than traditional underpinning methods.
- Insurance coverage: Most insurers will cover the cost of subsidence repairs, leaving you with just a deductible to pay, which is typically around £1,000.
If you suspect your property is suffering from subsidence, it’s important to have it inspected by a professional as soon as possible to determine the extent of the problem and the best course of action.