We carry out underpinning, subsidence repairs and wall repairs in West Derby, L12, always to a chartered structural engineer’s design. Because the area mixes Victorian, inter-war and post-war homes, cracks here are just as likely to come from corroded wall ties, a lintel or a bowing gable as from the foundations. Telling those apart is the first step.
Three generations of house
West Derby covers L12 with parts of L13 and L14, under Liverpool City Council. Its housing spans a long period, and each generation has its own weak points:
- Victorian homesShallow footings, solid walls, bays and old timber or iron lintels. Movement may be historic, and alterations over the years can hide old cracks.
- Inter-war housesOften early cavity walls with mild steel ties that can corrode, plus bay fronts with lighter footings.
- Post-war homesExtensions, garages and conservatories on their own foundations, and drains that may be decades old.
That is a guide to what we look for, not a prediction about any particular house.
When the problem is in the walls
A lot of cracking in cavity walls is caused by the wall ties rather than the ground. As old mild steel ties rust, they expand and lift the mortar beds, leaving horizontal cracks at regular intervals, and the outer leaf can bulge. LABC Warranty guidance describes remedial stainless steel ties fixed into both leaves, with the old ties treated or isolated where needed. Read more on wall tie replacement.
Gable walls can bow if they lack restraint at floor and roof level, or if the roof is spreading. Repairs may involve restraint straps, helical anchors or a partial rebuild, depending on the engineer’s assessment. Our bowing wall repair page goes into the options.
When it is the ground
If the engineer concludes the foundations are moving, the usual order is to find the cause, such as a leaking drain or the drying effect of trees on clay, deal with it, and confirm whether movement has stopped. RICS says fewer than 5% of subsidence-affected properties need underpinning. Where it is needed, the method may be mass concrete, beam and base or mini-piles, chosen for the depth of firm ground and the access available. See mass concrete underpinning for the traditional method.
Do not fill and paint over cracks before the cause is known. Photograph and date them, note any doors or windows that start sticking, and contact your buildings insurer if you suspect subsidence.
What you can expect from us
A callback to understand what you have seen, a visit to look, a recommendation for an engineer’s inspection and investigation where the cause is unclear, and a written quote for the engineer-designed scheme. Party wall surveyors and Building Control are brought in where needed, and work is carried out in planned stages.
Neighbouring areas
From West Derby we cover Old Swan, Huyton over the Knowsley boundary, and Walton to the north-west. For the bigger picture, see our homepage on underpinning and structural repairs in Liverpool, including a full overview of our underpinning work.
Cracks or a bowing wall in West Derby?
Ring 07777 659786 and describe what you can see, inside and out. We will call back and arrange for the right person to take a look.
Frequently asked questions
How do I know whether cracking is wall ties or subsidence?
You cannot be sure without an inspection. Corroded wall ties often produce horizontal cracks in the mortar roughly every six courses, while subsidence cracks are more often diagonal, wider at one end, and may come with sticking doors. Some failed ties show almost nothing outside. A structural engineer needs to assess the pattern.
Is my gable wall bowing dangerous?
A bowing wall should be looked at promptly. Causes include missing restraint at floor or roof level, failed wall ties, roof spread or foundation movement. If the bulge is growing or the wall looks unsafe, keep people away and get urgent advice; the council’s building control team can be contacted for dangerous structures.
Do remedial wall ties need Building Control?
Wall tie replacement is structural work and should be specified and supervised by a structural engineer. Whether a Building Regulations application is required depends on the scope, so it is checked as part of planning. Underpinning an existing foundation normally needs approval, according to the Planning Portal.
Can underpinning and wall repairs be done at the same time?
Where an engineer finds both a ground problem and a wall problem, they can be planned together so the masonry work follows the foundation work in the right order. Crack stitching and wall ties do not cure ongoing movement, so the cause in the ground is dealt with first.
Which council covers West Derby?
West Derby is in Liverpool City Council’s area, covering L12 and parts of L13 and L14. Building Control inspections can be carried out by the council or by a registered building control approver.