We carry out underpinning, subsidence repairs and structural crack repairs in Huyton, L36, in Knowsley, working to a chartered structural engineer’s design. Much of the housing is inter-war and post-war, a large share originally built by the council, and many homes have since been extended or altered. A crack is a reason to find out what is happening, not proof that the foundations need replacing.
What should you do when you first notice a crack?
Start a record. Photograph the crack with a ruler or coin for scale, write the date on it and repeat every few weeks. Note any doors or windows that start to catch. If you suspect subsidence and have buildings insurance, tell the insurer. Don’t fill or paint the crack yet, and don’t start tree or building work to try to stop it. Then call us or a structural engineer.
Homes in Huyton and the questions they raise
Inter-war and post-war semis and terraces were built in large numbers to fairly standard designs, then altered over decades as owners added porches, kitchens, conservatories and loft rooms. Former council homes bought by their occupiers often carry a history of changes made at different times. That variety matters more than the original build. Typical points we are asked to look at include:
- cracks above front windows and doors, which may be lintel-related rather than foundation-related;
- gaps where a kitchen extension or porch meets the main walls;
- cracks near drain runs or manholes at the back of the house;
- sloping floors in extensions built on a slab over fill.
Finding the cause
The engineer’s inspection is the starting point. If the cause is unclear, it may be followed by a CCTV drain survey, a trial pit to see the footing, or monitoring over several months. The RICS consumer guide says fewer than 5% of properties affected by subsidence need underpinning, which is why we place so much weight on this stage.
If movement damages a gas pipe and you smell gas, leave the property and call the National Gas Emergency Service on 0800 111 999.
When underpinning is the answer
Where the cause cannot be removed or the footing is too shallow for the ground, the engineer designs a scheme. For a semi, that could be mass concrete bays along the affected wall, mini-piles with a reinforced beam, or a beam and base arrangement. We give a written quote for that design, deal with the Building Control notice, consider the party wall position with the attached neighbour, and carry out the work in stages. Our cost guide explains why prices vary so widely between houses.
Huyton borders Prescot to the east, and we cover the Liverpool side too, including Old Swan and West Derby. To understand the full range of repairs, read our main page on underpinning for Liverpool and Knowsley homes, which also covers how subsidence repairs in the Liverpool City Region are designed and signed off.
Need advice on cracks in Huyton?
Phone 07777 659786. Say how old the house is, whether it has been extended and where the cracks are, and we will call you back to talk it through and arrange a visit.
Frequently asked questions
My former council house has cracks over the windows. Is that subsidence?
Not necessarily. Cracking above windows and doors can come from foundation movement, but a failed, corroded or undersized lintel is another frequent cause. A structural engineer can tell the difference. Our lintel replacement page explains the signs and why lintel work needs temporary support and usually Building Regulations involvement.
How do I make a subsidence claim?
Contact your buildings insurer and explain what you have noticed, with dated photos if you have them. The insurer and its loss adjuster decide on investigation, monitoring and repair. Our subsidence insurance claims page explains the usual stages, but we cannot say whether a claim will be accepted.
Does buildings insurance cover my garden wall and drive?
According to the ABI, garden walls, fences, gates, patios and drives are usually covered for subsidence only if they are damaged at the same time as the house. Policies differ, so check yours with the insurer.
Are post-war houses built with non-traditional construction a problem?
Some post-war housing nationally used non-traditional systems, which need specialist assessment. We would not assume any particular Huyton house is of that type. If you are unsure how yours was built, mention it when you call and the engineer will take it into account.
Can you repair cracks without underpinning?
Often, yes. If the engineer is satisfied the movement has stopped or its cause has been removed, cracks can be repaired with stitching or repointing and the walls made good. See our structural crack repair page for how that is done.