We carry out underpinning and other foundation repairs in Formby, L37, designed by a chartered structural engineer. Most homes here are 20th-century semis and detached houses, and much of the town is close to sandy ground and pine woodland near the coast. The first step is always to find out whether a crack reflects ongoing movement and why; many Formby enquiries end with a drain repair or crack repair rather than new foundations.
What makes Formby different?
Compared with the older Liverpool suburbs, Formby’s housing is mostly newer, and the ground near the coast is sandier. Those two facts change the conversation. Newer homes were generally built on deeper footings than Victorian ones, so cracking is not automatically a foundation issue. Sandy ground does not shrink in dry spells the way clay does, but it can be washed out by a leaking drain. And mature trees in large gardens raise questions homeowners rightly want answered before acting.
Common reasons for a call in L37
- Extension junctionsGaps opening where a later extension, porch or garage conversion meets the main house.
- Cracks after a wet spellSudden cracking near a drain run, which points to checking the drainage before anything else.
- Tree worriesA large tree close to the house and a crack nearby, with the owner unsure what to do next.
- Sale surveysA buyer’s surveyor has flagged movement and wants a structural engineer’s opinion.
Getting the diagnosis right
A structural engineer inspects first. Where the cause is not obvious, they may ask for a CCTV drain survey, trial pits beside the footings or a period of crack and level monitoring. Measurements over around a year can show whether cracks open and close with the seasons or keep growing. That patience saves people from paying for underpinning they did not need.
If you have buildings insurance and suspect subsidence, tell your insurer first. The insurer and its loss adjuster decide on investigation and repair, including whether underpinning is needed.
If a repair is needed
The engineer chooses the method to suit the ground and the house. Options include:
- resin injection, where the soil type and cause make it suitable;
- mass concrete bays dug down to firmer ground beneath the existing footing;
- mini-piles where firm ground is deep or access is restricted;
- crack stitching and making good once the ground is stable.
We then give a written quote, deal with the Building Control notice, work alongside a party wall surveyor for semis where needed, and carry out the work in stages.
Nearby
We regularly travel between Formby, Southport and Crosby along the coast. Our home page covers underpinning specialists across Merseyside in more depth, and explains how Liverpool underpinning and subsidence work is planned from first call to sign-off.
Want a clear answer about a crack in Formby?
Call us on 07777 659786. Let us know the age of the house, where the crack is and whether there are trees or an extension nearby, and we will call back to arrange a visit.
Frequently asked questions
Are pine trees likely to cause subsidence near my house?
Tree-related subsidence is mostly a clay-soil issue, where roots dry out shrinkable ground. On sandy ground, trees are less often the main cause, but the ground beneath any one house is unknown until it is investigated. An arboriculturist and a structural engineer should assess any tree before work is planned, and protected trees need council consent.
Should I cut back a large tree to stop cracks getting worse?
No, not without advice. Removing a big tree on clay can cause heave as the ground takes up moisture again, and trees may be protected by a Tree Preservation Order or a conservation area. Speak to your insurer if subsidence is suspected, and get an arboriculturist and engineer involved before any tree work.
What does a structural engineer survey involve?
The engineer inspects the cracks inside and out, measures them, looks at the age and construction of the house, nearby trees, drains and extensions, and forms a view on whether movement is likely to be active. They may recommend monitoring or investigation. See our structural engineer survey page.
Our extension and the house seem to be moving apart. Is that common?
It is one of the more frequent things we are asked about. Extensions are often built on different foundations from the main house and can settle or move differently. The engineer decides whether the gap is historic and stable or ongoing, and what, if anything, needs to change.
How long might it take before repairs start?
Sometimes weeks, often months. If monitoring is needed, the RICS guide suggests around 12 months may be needed to tell seasonal movement from progressive movement. Insurance claims, Building Control and party wall notices also take time. We give an honest timetable once we know what is involved.