StructuralEngineer.ie's summary of published 2026 Irish figures: subsidence repair cost starts with an investigation of €600–€1,200. Traditional underpinning runs €1,200–€2,500 per metre of foundation, or about €5,000–€20,000 for 4–8 m on a Dublin semi. Mini-piling is €8,000–€25,000+. Most cases are fixed by removing the cause, not by underpinning.
Subsidence repair cost depends almost entirely on the cause. A leaking drain under a corner of the house costs a drain repair and some crack filling. Ongoing clay shrinkage under a whole elevation costs underpinning. The figures below come from published Irish sources, listed under Sources.
Typical costs at a glance
| Stage | Typical cost |
|---|---|
| Engineer’s investigation and report | €600–€1,200 |
| Monitoring, trial pits, drain CCTV | Extra, depending on scope |
| Resin injection (standard domestic) | €3,000–€8,000 |
| Mass concrete underpinning, per metre | €1,200–€2,500 |
| Underpinning, Dublin semi (4–8 m) | €5,000–€20,000 |
| Mini-pile underpinning | €8,000–€25,000+ |
| Engineer supervision and sign-off | €1,000–€2,500 |
| Typical insurance subsidence excess | €1,000–€2,500 |
Why most cases don’t need underpinning
Subsidence is the ground moving under the foundations. If the cause can be removed, the ground stabilises:
- Leaking drains. Repair the drain, let the ground settle and monitor
- Trees on clay. Manage the tree with arboricultural advice (crown reduction or root barriers), never felling on clay without considering heave
- Seasonal movement. Monitor through a summer and winter to confirm the house has stopped moving, then repair the cracks
Underpinning is for movement that won’t stop otherwise, or for ground that can’t support the house.
What pushes the price up
- Depth to good ground. Deeper underpinning costs more per metre
- Length of foundation affected. One corner or a whole elevation
- Access. Terraces, extensions and internal walls make it harder to dig
- Method. Mini-piles cost more than mass concrete but suit poor or deep ground
- Neighbours. Party walls and adjoining houses complicate the work
Bottom line
Expect €600–€1,200 to find out what is going on, and spend the rest on the cause. Underpinning, at €5,000–€20,000 for a typical Dublin semi, is the exception rather than the rule. For an investigation with a fixed fee, call 01 270 9764.
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Frequently asked questions
Does insurance pay for subsidence repairs?
If the cause is an insured event, typically subsidence, heave or landslip, most buildings policies pay, less a subsidence excess that is often €1,000–€2,500. Settlement of new work and defective workmanship are usually excluded.
Is resin injection cheaper than underpinning?
Often. Published Irish figures put resin injection at about €3,000–€8,000 for a standard domestic case, compared with €5,000–€20,000 for traditional underpinning on a Dublin semi. It suits some ground conditions and not others, so the engineer has to confirm the cause and the ground first.
How long do subsidence repairs take?
Monitoring alone can run three to twelve months before repairs are decided. Underpinning a section of a house usually takes a few weeks on site.
Sources
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