Foundations in Sale & Wellington Shire
Underpinning
in Sale
Stepped cracks in the brickwork, a sinking corner or gaps around windows on a brick home can mean the footings need strengthening. Free on-site quotes from a registered builder.
When a Brick Home Starts to Move
Restumping is for homes on stumps. Brick and brick veneer homes sit on concrete strip footings or slabs, and when those move, the fix is usually underpinning.
Underpinning strengthens or deepens the footing under the part of the house that has moved, so it rests on firmer ground. The most common causes are reactive clay that swells in wet weather and shrinks in dry spells, leaking pipes or poor drainage softening the ground, and large trees drawing moisture out of the soil close to the house.
The tell-tale signs are stepped or diagonal cracks in the brickwork, cracks that are wider at the top than at the bottom, gaps opening around window and door frames, and floors that have dropped near an outside wall. Call 0483 929 969 if you are seeing any of these.
Not every crack needs underpinning. Some movement is seasonal and settles back, and some cracks are only cosmetic. Underpinning should only be recommended after a proper inspection, and it usually needs an engineer's design. That is a good thing: it means the fix is based on your actual soil and footings, not a guess.
Request a Free Quote
Tell us a little about your house. A registered local builder will call you to arrange a time.
Underpinning Across central Gippsland
We take enquiries from the older streets around Sale and Wurruk to Maffra, Stratford, Heyfield and out to the Ninety Mile Beach.
Common Underpinning Methods
Mass Concrete Underpinning
Sections of ground are dug out under the existing footing in stages and filled with concrete, creating a deeper, stronger footing. A long-standing, proven method.
Screw Piers
Steel piers are screwed deep into firm ground and connected to the footing with brackets. Often used where stable soil is a long way down.
Resin Injection
An expanding resin is injected under the footing to fill voids and lift it. Faster and less invasive, but it does not suit every soil or every problem.
Fixing the Cause
Good underpinning jobs also deal with why the ground moved, such as drainage, leaking pipes or trees, so the problem doesn't come back.
What Does Underpinning Cost?
Underpinning costs vary more than restumping because every job is different. Fixing one corner can be a few thousand dollars. Major work along several walls, with an engineer's design and permit, can be $20,000 to $30,000 or more.
The main factors are the method, how much of the footing needs work, how deep firm ground is, access around the house and the engineering required. The only way to get a real number is an inspection, which is free. Call 0483 929 969 to arrange one.
Before You Get Quotes
Take Photos of the Cracks
Photograph each crack with a coin or tape measure for scale, and note the date. If they grow over a few weeks, that tells the builder a lot.
Check Your Drainage
Look for leaking taps, blocked downpipes or water pooling near the walls. These are common causes and cheap to fix.
Ask About Engineering
Ask whether the quote includes an engineer's report or design and the building permit, so you can compare quotes fairly.
Check Registration
Make sure the builder is registered in Victoria for this type of work. You can check on the Building and Plumbing Commission's public register.
Worried About Cracks in Your Brickwork?
Get a registered local builder to take a look. The inspection and quote are free, with no obligation.
Underpinning Questions
Is every crack in brickwork a sign I need underpinning?
No. Small, stable hairline cracks are often cosmetic. Cracks that are growing, stepped through the mortar or wider than a few millimetres are worth having inspected.
Does underpinning need a building permit?
Usually, yes, along with an engineer's design. The builder will confirm what is needed for your job.
How long does underpinning take?
Small jobs can take a few days. Larger jobs done in stages can take a few weeks.