Resin Underpinning – The Affordable Solution to Cracks in Walls

If you have inherited a family property, or have bought your first house, what’s the difference between a cosmetic crack and foundation subsidence cracks in walls?

Understanding Subsidence: More Than Just Cracks in the Wall

Scenario: You have just inherited a family property and not visited it for 2 decades, there are cracks in the plaster in my front room. I want to refurbish the property to rent out, or to move my young, growing family in.

Many people may not have heard of subsidence or fail to recognise its signs, leading to the assumption that cracks in plaster and walls are merely cosmetic issues that can be remedied with simple filling and painting. This misconception can lead to significant property damage if the underlying issue of subsidence is not addressed.

Where do I start with a property survey? It’s not a legal requirement when buying a home, opting out of the extra cost suits my bank balance at present.

Subsidence is a common but often misunderstood issue in property maintenance, particularly in the UK. Subsidence refers to the gradual sinking or downward settling of a property’s foundations. It is caused by changes in the ground beneath these foundations, often due to soil shrinkage (which can be affected by tree roots extracting moisture), soil washout, or changes in groundwater levels.

Underpinning A Property Foundation with Resin Expanding Foam – Concrete Properties and Stabilisation

Traditional underpinning is a highly invasive procedure. It involves extensive excavation around the property’s foundations, which can be disruptive to the occupants. This process can take weeks or even months, during which time the property may be partially inaccessible.

In contrast, resin injection is far less invasive, requiring only small holes to be drilled for the injection process, resulting in minimal disruption to the property and its occupants. Get a guide price now with our exclusive resin cost calculator.

What’s the difference between Normal Foundation Movement vs. Subsidence:

cracks in walls subsidence resin underpinning uk englandNormal Foundation Movement: It’s normal for buildings to settle slightly over time. This can cause minor, superficial cracks, typically found around door and window frames. These cracks are usually small, stable, and don’t change over time. They are often hairline in nature and run at the joints in the plasterwork.

Call today for advice on 0333 1300592 or contact us online.

Subsidence: In contrast, the cracks caused by subsidence are typically diagonal, wider than 3mm (roughly the width of a 10p coin), and tend to be visible both inside and outside the property. They often widen or grow over time and can be accompanied by other signs like sticking doors and windows due to frame distortion.

Century Homes – Normal Minor Settlement

It’s normal for buildings to experience slight settling over decades. This shows as small cracks in plaster, typically around doorframes and windows. Minor settlement cracks are generally thin hairline fissures, stable over time, running along joints in walls. Slight settling rarely impacts structural integrity. These cracks may look unsightly but are a harmless sign of aging.

Worrisome Subsidence Signs – Using a British 10 pence piece

In contrast, diagonal cracks wider than a 10 pence piece often indicate foundation subsidence. Subsidence occurs when the ground beneath shifts, causing uneven sinking that stresses and cracks foundations. Other clues of subsidence include exterior cracks, sticking doors or windows, and slopes or depressions around the exterior. Cracks steadily lengthen and widen with ongoing ground movement.

Water Leaking from Broken Drains – The Unseen Seepage

The invisible property movement caused by domestic broken drains accounts for a large percentage of subsidence cases – around 50%

Subsidence can develop slowly over time, making it easy to miss in the early stages. The gradual nature of this process means that the signs – such as cracks in walls – are often dismissed as normal wear and tear.

A recent study found over half of investigated subsidence cases stemmed from broken drains or pipes. This highlights the importance of drain inspections using mini cameras that visualise underground pipe damage enabling targeted repairs.

Geological testing also helps determine if overly-dry, shrink-prone soil is contributing to shifts. London Clay is notorious for shifting property foundations, causing structural damage with each passing decade.



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