Subsidence - solution options

[michelenh]

Hi,  I'd really appreciate your opinions please re power grouting vs piling ref our insurance claim.

 

Dad's owned from new 1963 3-bed semi-detached bungalow has major subsidence across majority of floor plan.  Eg across back of property it drops 158mm in 5000mm. Rear and front elevations have moved off damp course.  External brick work has cracks through bricks in several places, tiles in bathroom are being pushed inwards off wall (front elevation), ceilings buckled throughout.  I could go on....

 

Hysterically, Insurance after finding/fixing  minor drains issues front & rear, then completing 2 months of stud monitoring declared property to be stable and wanted to send decorators in.  Thinking this was utter nonsense, I instructed our own SE who discovered sand/ash fill foundations,  major erosion/voids and trench footings.

 

To our & our SE's utter surprise, Insurance has fully accepted our claim for subsidence in writing and we await their & their "experts" (360 gobalnet & shire-uk) proposed solutions for ground stabilisation & repairs below/above ground.  Initially 360 proposed power grouting but this was wholly rejected by our SE not least because of the lack of a party wall agreement (subsidence is also affecting adjoining property) & that 360 offered no proposal for superstructure repairs.....which he believes should be agreed at same time.  He is a very experienced 45 years+ chartered SE and his view is that PG is not a suitable fix for our issue but also that the cost of the amount of PG required ....would make it uneconomic and nor would it be the required permanent solution to make bungalow fully stable in long term.  His view is that full demo, pile & rebuild is cheapest and quickest for Insurer.  This is also our preferred route.....as would also rid us of a pig build rear elevation ....we gain/lose a brick across before/after a cedar board insert.

 

Does anyone have a view of PG being proposed by Insurance companies?

 

This was latest comm from 360:

"It is impossible to know at this stage the pros and cons / costs of any scheme and this will need to be developed – obviously the economics of any solution against demo and rebuild would need to be assessed.

 

Ultimately, this will be a decision that insurers will make and not something that Shire will determine – they can only advise us on the technical aspects.

 

I would reiterate that no decisions will be made without being discussed with you and your father.

 

Once Shire have been and assessed, we will be in a better position to determine the best way forward."

 

Sorry for long post, Thanks

 

[Gus Potter]

Think you might be pushing at an open door here.

 

Get a grouting quote but when you do make sure you ask that the grouting company include for at least a 25 year warranty, full site remediation and with any luck you may have a couple of trees with protection orders on them. Basically get the highest quote you can with the full bells and whistles.. your SE will help you craft the brief.

 

Then say to insurance company.. hey lets work together and we can both save some money.. if you go along with it you'll get no grief from us.. just we may need an interim payment or two.

 

Can your Dad move into a nice rented pad or go on a cruise off the money.

 

Knock it down and rebuild with the support of your SE.

 

The ash is an interesting one.. if it has a high sulphate content then it moves about and attacks the concrete.. sulphate damage.. grouting won't help.. you often need to get rid of it if under the founds and that is not easy especially if the building is bearing on it. Also you need ask if what is the neighbours founded  on etc.. do they have or will they have in the future a similar problem. Ask insurers, will they cover for next door compromising our works or if we do work will we do something that will lead to problems next door? Who is going to pick up the tab if we cause a problem next door while doing the work?

 

In the round it seems like your Dad could end up with a new cracking house (and quicker too) and the insurer could save money?

 

The hard part will be getting this point over to them.

 

 

 

 

 

 

 

 

[michelenh]

Thanks Guy.  I didn't know that about Ash.  I really appreciate your advice and thoughts.

 

Thanks again.