Underpinning Inspection Adelaide

Before any underpinning work begins, a thorough inspection is essential. It tells us what’s causing the problem, how serious it is, and what the most effective — and most cost-efficient — fix will be. At ADL Underpinning, every project starts with a free, no-obligation inspection across all Adelaide metro areas.

What Happens During an Underpinning Inspection?

Our inspections are comprehensive. We don’t just glance at a few cracks and hand you a quote — we investigate the full picture so we can recommend the right solution, not just any solution.

External Assessment

• Crack mapping — we identify and measure every visible crack on the exterior, noting width, pattern, and direction. Crack patterns tell us a lot about what’s happening underground
• Wall alignment — checking for leaning, bowing, or rotation in external walls
• Ground conditions — assessing drainage, ground slope, proximity of trees, garden beds against walls, and any signs of soil erosion or waterlogging
• Plumbing check — looking for signs of leaking taps, overflowing gutters, blocked stormwater drains, or damaged sewer connections that could be contributing to soil movement

Internal Assessment

• Crack documentation — measuring internal cracks, particularly around doors, windows, and where walls meet ceilings
• Door and window operation — checking which doors stick, which windows won’t close, and whether gaps have appeared at frames
• Floor levels — using a spirit level or laser level to map the floor profile and identify where the slab has dropped or the sub-floor has settled
• Visible signs of movement — skirting board gaps, cornice separation, tile cracking, cupboard doors misaligned

Sub-Floor Inspection (Where Accessible)

• Stump/pier condition — checking for rotting timber stumps, crumbling concrete piers, or rusted steel posts
• Bearer and joist condition — looking for sagging, splitting, or termite damage
• Footing condition — assessing strip footings for cracking, undermining, or inadequate depth
• Soil conditions — identifying soil type, moisture levels, and any visible voids or erosion under the floor

What We Look For

The inspection is about understanding why the damage occurred, not just documenting what the damage looks like. Our partner contractors assess:

• The cause of movement — is it reactive clay shrink-swell? Soil washout? Poor compaction? Tree roots? Plumbing leaks? Each cause requires a different approach
• The extent of movement — is it localised to one corner or affecting the entire building? Has movement stabilised or is it still active?
• The severity — cosmetic cracking (under 2mm) may only need monitoring. Structural cracking (over 5mm) with active movement needs intervention
• Contributing factors — drainage issues, vegetation, plumbing problems, or site conditions that need to be addressed alongside the underpinning

What Happens After the Inspection?

After our inspection, you’ll receive:

1. A clear explanation of what we found and what we believe is causing the problem — in plain language, not engineering jargon
2. Our recommendation — the most appropriate underpinning method for your specific situation, whether that’s resin injection, screw piles, mass concrete, or another approach
3. A fixed-price written quote with detailed scope of work, timeline, and inclusions
4. An honest assessment — if you don’t need underpinning, we’ll tell you. If a plumber or arborist should address the root cause first, we’ll recommend that

Do I Need a Structural Engineer?

Our inspection gives you a practical assessment of the situation and a clear recommendation. For many straightforward residential jobs, our inspection is sufficient to proceed.

However, we’ll recommend engaging a structural engineer when:

• The damage is severe or complex (multiple walls affected, significant rotation)
• The building is heritage-listed and requires council heritage approval
• Insurance or legal proceedings are involved
• The underpinning method requires engineered design (such as beam and base or micropiles)
• You want independent documentation for your records or for selling the property

We work with several Adelaide structural engineers and can coordinate the engineering assessment as part of our service if needed.

Signs Your Home Needs an Underpinning Inspection

Not sure if you should call us? Here are the warning signs that warrant an inspection:

• Cracks in brickwork, render, or plaster — especially if they’re widening or new
• Doors or windows that suddenly stick or won’t close properly
• Visible gaps between walls and floors, walls and ceilings, or around window frames
• Uneven or sloping floors — you can feel it when walking or a ball rolls to one side
• Cracks in floor tiles, particularly near walls or at doorways
• Gaps appearing in external brickwork or at expansion joints
• A neighbour’s home has had foundation problems (similar soil conditions often affect multiple properties in the same street)

If you’re seeing any of these signs, it’s worth getting an inspection sooner rather than later. Foundation problems rarely improve on their own — they tend to get worse with each season of soil movement. The earlier the diagnosis, the simpler and cheaper the fix.

Book a Free Inspection

Our inspections are free and come with no obligation. We cover all Adelaide metro areas from Playford in the north to Onkaparinga in the south, and from Charles Sturt on the coast to the Adelaide Hills.

To get started, email us at chris@adlunderpinning.com with photos of the damage and your suburb. We’ll review the photos within 24 hours and arrange an inspection at a time that suits you.