Cost guides › Underpinning
United Kingdom
How much does underpinning cost?
Underpinning to stop subsidence typically costs £12,500 including VAT for 8 sections of beam and base underpinning along the affected wall, with most jobs between £9,750 and £16,300. The price includes a structural engineer's inspection and report, excavation, the new foundations and a monitoring allowance. Shallow mass concrete underpinning on good ground is around £9,450; deep piles or mini-piles, needed on soft clay, filled ground or near large trees, push it to about £16,900.
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Cost by region
| Location | Basic | Mid-range | Premium |
|---|---|---|---|
| London | £9,700 | £12,800 | £17,300 |
| Scotland | £9,500 | £12,600 | £17,000 |
| East | £9,400 | £12,500 | £16,800 |
| North West | £9,400 | £12,500 | £16,800 |
| South East | £9,450 | £12,500 | £16,900 |
| East Midlands | £9,350 | £12,400 | £16,700 |
| North East | £9,350 | £12,400 | £16,700 |
| South West | £9,350 | £12,400 | £16,800 |
| Wales | £9,350 | £12,400 | £16,700 |
| West Midlands | £9,350 | £12,400 | £16,800 |
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| Yorkshire and The Humber | £9,300 | £12,400 | £16,700 |
What's included
Mid-range
- Inspection by a structural engineer and a written report with the underpinning design
- 8 underpinning sections of beam and base (reinforced concrete beam on concrete bases), materials and plant
- Hand excavation of each section in sequence, so the wall is never left unsupported over a long length
- Casting and loading each section against the existing foundation, then backfilling
- Removal of spoil from site
- Allowance for building control fees and monitoring of the wall after the work
What affects the cost
Method: mass concrete, beam and base, or piling
Mass concrete underpinning digs under the existing footing in short bays and fills them with concrete; it suits shallow problems on firm ground. Beam and base transfers the load through a reinforced beam onto a few deeper bases and suits heavier or longer walls. Piles or mini-piles carry the load down to stable ground well below, for clay affected by trees or poor made ground, and cost the most.
Depth to stable ground
Excavation is the bulk of the labour. Every extra depth adds digging, concrete and time, and deep trenches need proper support. The engineer's report or a trial pit tells you how deep good ground really is.
Access
Most underpinning is dug by hand. A clear path round the house keeps costs down; working inside, under a conservatory or along a narrow side passage slows everything, and piling rigs need space to get in.
The cause of the movement
Subsidence is often driven by trees drying out clay soil or by leaking drains washing out the ground. Removing the cause, such as repairing drains or managing a tree, may be enough on its own; underpinning without fixing the cause can fail.
Length of wall affected
Partial underpinning of one corner or bay is priced by the section. If the whole house needs it, the job becomes a different scale, and piled ring beams are often used instead.
Making good afterwards
The figures cover the structural work. Repointing, filling cracks, replastering and redecorating are extra, as are any drain repairs found during excavation.
How to save
- Have the cause investigated first: a drain survey and monitoring over several months can show that underpinning is not needed at all.
- If you have buildings insurance, report suspected subsidence before commissioning work, as insurers usually want to appoint their own engineer.
- Ask the engineer to specify the method and depth, then get quotes from at least three specialist contractors against that same specification.
- Clear the working area and arrange skip or spoil space yourself where possible, so the contractor spends less time on access.
Grants, tax and rules
Building control and neighbours
Underpinning is structural work and generally needs building control approval; the contractor or engineer normally makes the application. If you share a wall with a neighbour, excavating near it can involve party wall procedures in England and Wales, so allow time before work starts.
Insurance
Most buildings insurance policies cover subsidence, usually with a higher excess than other claims. The insurer typically sends a loss adjuster, monitors the cracks, deals with the cause and only underpins if movement continues. Keep all reports and certificates, as you will need them when you sell or change insurer.
VAT
Our figures include 20% VAT on labour and materials.
Frequently asked questions
How much does underpinning a house cost?
For 8 sections of beam and base underpinning on one wall, expect around £12,500 including VAT and the engineer's report. Shallow mass concrete is about £9,450; deep piling is nearer £16,900. Whole-house underpinning costs considerably more.
What are the signs of subsidence?
Diagonal cracks wider at the top, usually near doors and windows, cracks that reappear after filling, doors and windows that start to stick, and gaps between walls and ceilings or skirting. Hairline cracks in new plaster are usually shrinkage, not subsidence.
Does house insurance cover subsidence?
Most buildings policies do, subject to a subsidence excess. Report it early and do not start repairs before the insurer agrees, or you may not be reimbursed. New policies may exclude movement that was already known.
Can I sell a house that has been underpinned?
Yes. You must disclose it, and buyers' surveyors and lenders will want the engineer's report, building control completion certificate and any guarantee. Properly documented underpinning is far easier to sell than unresolved movement.
How long does underpinning take?
Partial underpinning of one wall usually takes a few weeks, because sections are dug and cast in sequence and the concrete needs time before the next bay is opened. Monitoring before and after can add months to the overall process.
Do I need a structural survey first?
Yes. A structural engineer should confirm the movement is ongoing, identify the cause and design the repair. A general home survey is not enough to specify underpinning.
How this estimate is calculated
Work hours: 96 · Labour: £2,241 · Materials: £8,188
Sources: ONS Annual Survey of Hours and Earnings, tables 14 and 15; Regione Toscana, Prezzario dei Lavori 2026 (CC BY 4.0); ECB exchange rates.