How much does subsidence repair cost?
Last reviewed October 2026
Much of South Cambridgeshire is built on clay, which shrinks in dry summers and swells in wet winters. When the ground under a house moves, the walls above can crack. Here’s what decides the cost of putting it right, and how to tell if it’s subsidence at all.
The short answer
There’s no single figure, because subsidence repair has two parts. First the cause has to be found and stopped, which may need a structural engineer. Then the damage is repaired: crack stitching, replacing broken bricks, rebuilding sections of wall and making good inside. The cost depends on how far the cracking has gone. Many buildings insurance policies cover subsidence, so speak to your insurer before any repairs.
What affects the cost
Every job is different, so we don’t put a figure on this page that we’d then have to caveat. These are the things that move the price up or down. The only accurate number is a measured written quotation, which we give for free.
What’s causing the movement
Common causes are clay soil drying out in a hot summer, tree roots drawing moisture from under the foundations and leaking drains washing out or softening the ground. Some causes are simple to fix, like a drain repair or managing a tree. Others need deeper foundation work, designed by a structural engineer.
How much damage there is
A few cracks that have stopped moving can be stitched and repointed. Wider cracks, broken bricks or walls that have moved out of line may need sections taken down and rebuilt, which is more work.
Access and making good
Cracks high on a gable or across several elevations need scaffolding. Cracks inside the house need replastering and redecorating once the structure has been repaired.
Common questions
- How do I know if I have subsidence?
- Typical signs are diagonal cracks that are wider at the top than the bottom, cracks near doors and windows, doors and windows that start to stick and cracks that appear or widen after a long dry spell. Not every crack is subsidence, which is why it’s worth getting it looked at before assuming the worst.
- Does house insurance cover subsidence?
- Many buildings insurance policies do, usually with a higher excess than other claims, but it depends on your policy. Contact your insurer early and before any repairs start, as they will usually want to investigate first.
- Does subsidence always mean underpinning?
- No. Most subsidence is dealt with by removing the cause, such as fixing a leaking drain or managing a tree, and then repairing the cracks. Underpinning is only needed where the foundations themselves can’t support the house, and a structural engineer will decide that.
- Can you repair the cracks after a subsidence claim?
- Yes. Once the cause has been dealt with, we carry out the crack stitching, brick replacement, rebuilding and repointing, and we’re happy to work alongside your insurer’s surveyor or structural engineer.