7 min read
Signs your house may be settling
- Floors that slope or feel uneven
- Diagonal cracks in walls, often from door and window corners
- Doors and windows that stick or swing open on their own
- Gaps between walls and ceilings, floors or external paving
- Cracks in the slab or separation of brickwork
Common causes
Soft or compressible soils, poorly compacted or uncontrolled fill, and reactive clays drying out are frequent causes in South East Queensland. Water is often the trigger: leaking pipes, blocked drainage or ponding water can soften the ground under footings.
Other causes include nearby excavation, retaining wall movement, tree roots, and footings that were not designed for the actual ground conditions.
How settlement is assessed
- Visual inspection of crack patterns and floor level survey
- Review of drainage, plumbing and site history
- Geotechnical site investigation (boreholes or test pits) where needed
- Settlement analysis and, for complex sites, numerical modelling
- Monitoring over time to confirm whether movement is ongoing
Repair options
The right fix depends on the cause. Sometimes repairing drainage and leaks is enough to stabilise the ground. Where footings need more support, options include underpinning with screw (helical) piles or micropiles, resin or grout injection, and other ground improvement methods.
Repairs should be designed for the specific site. Choosing a method before the cause is understood is a common and costly mistake.
When to get help
If cracks are growing, floors are noticeably out of level or doors keep jamming, arrange an inspection early. Settlement caught early is usually simpler to stabilise.
Need a site-specific assessment?
We inspect homes across Brisbane, Gold Coast, Ipswich, Springfield and South Ripley.