Underpinning in Geelong
Stumps aren't the only foundations that fail. Double-brick homes, brick-veneer houses on strip footings, and homes on concrete slabs can all settle when the ground underneath them moves or softens. The result is stepped cracks in the brickwork, doors and windows out of square, and sections of the house dropping. Underpinning strengthens or deepens the footings so the structure is carried by firmer ground.
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- Geelong & the Bellarine
Signs your footings may be moving
- Stepped cracks in brickwork, following the mortar joints like a staircase.
- Cracks wider at the top than the bottom (or vice versa) around windows and doors.
- Doors and windows that bind or have gaps opening on one side.
- Cracks in a concrete slab floor or tiles lifting.
- Gaps opening between walls and ceilings, or between the house and a path or porch.
Some cracking is cosmetic and seasonal. Cracks that are widening, recurring after repair, or wider than a few millimetres are worth having assessed.
Why homes settle in Geelong
Reactive clay is the most common culprit, particularly on the volcanic plains in Geelong's north and west. The clay swells when wet and shrinks when dry, and anything that changes moisture under one part of a house — a leaking pipe, a blocked stormwater drain, a big tree close to the wall — causes uneven movement. Poorly compacted fill on some sloping and newer blocks can also settle over time.
The process
- Inspection of the cracking, drainage, plumbing and trees.
- Engineer's assessment and underpinning design for structural work.
- Permit arranged from the design.
- Underpinning excavated and poured in sequence under the affected footings.
- Crack repair and making good once the footings are stable.
Fix the water, too
Underpinning without fixing a leaking drain or a downpipe discharging against the footing leaves the cause in place. We'll tell you what needs to happen alongside the structural work so the repair holds.
Why choose us for underpinning
- Structural engineer assessment and design for the repair
- Mass-concrete underpinning dug and poured in a safe sequence
- Cause of the movement identified — drainage, leaks or trees
- Building permit arranged from the engineer's design
- Brick-veneer, double-brick and slab homes
- Cracked brickwork repaired once footings are stable
Underpinning: common questions
Do all cracks in brickwork mean I need underpinning?
No. Many cracks are minor or seasonal and only need monitoring or cosmetic repair. Cracks that are widening, recurring or more than a few millimetres wide should be assessed to find out whether the footings are moving.
Do I need an engineer for underpinning?
For structural underpinning, yes — a structural engineer assesses the cause and designs the repair, and that design is used for the building permit. It's what makes sure the fix suits your house and ground.
Can a house on stumps be underpinned?
Houses on stumps are usually fixed by reblocking or re-levelling instead. Underpinning is for homes on strip footings or slabs — typically brick, brick-veneer and slab-on-ground construction.
What causes footings to move in Geelong?
Most often reactive clay soil reacting to changes in moisture — from leaking pipes, blocked stormwater, poor drainage or trees drawing water from the ground. Identifying the cause is part of the assessment.
Ready to book underpinning?
Free on-site quotes · Permits arranged · Geelong, the Bellarine & Surf Coast