We offer a free structural assessment to identify why you see gaps at window frames and how underpinning can protect your house.

We are Underpinning Melbourne — Structural Preservation Specialists. Our calm, engineering‑first approach focuses on safety and long‑term structural integrity.

Common signs include cracked walls near frames, sticking joinery and uneven floors. These often point to local soil loss or subsidence rather than glazing faults.

We provide VBA‑compliant inspections and clear reports. Many properties can be stabilised quickly with modern methods such as resin injection or traditional concrete underpinning when needed.

Call Chris: 1300 970 930 or Email Chris: chris@underpinning-melbourne.com.au. Ask for a free quote and book a site inspection today.

Key Takeaways

Gaps at frames often signal local foundation distress, not a glazing fault.
We deliver VBA‑compliant inspections and clear, fixed‑price quotes.
Many homes are stabilised in a day using resin injection with minimal disruption.
Our approach prioritises safety, compliance and lasting structural integrity.
Contact us for a free inspection, assessment and transparent underpinning options.

Why gaps around windows point to foundation movement in Melbourne homes

Small separations at window and door frames frequently signal deeper footing issues. We explain the chain of cause and effect so you can act early without alarm.

How shifting footings distort door and window frames

When a footing settles or heaves it twists the reveal and sill. This twisting causes diagonal cracks at corners, sticking doors and uneven floors. Our engineers trace these symptoms back to the bearing behaviour beneath the load points.

Reactive clay, droughts and heavy rain

Local clay soils swell after downpours and shrink in drought. These seasonal swings in soil moisture drive differential settlement and can lead to mild subsidence near openings. Leaking pipes and poor drainage make the problem worse.

We recommend an engineering diagnosis and a council‑compliant remedy. Options range from ground improvement to deeper underpinning. For a quick estimate of likely works, see our underpinning cost calculator.

Common signs your foundation needs attention

Noticing odd cracks or sticking joinery can be the first clue that your home needs professional assessment. We help anxious homeowners spot reliable warning signs and explain next steps clearly.

Cracks radiating from window and door corners

Look for diagonal cracks at reveals that widen over time. These often track from openings and indicate local bearing change rather than surface damage.

Sticking doors, jammed windows, and uneven floors

Sticking doors or jammed sashes signal frame distortion. Uneven floors or trip lips point to sinking in slabs or stumps.

Separations at skirtings, cornices and brickwork

Check skirtings, cornices and external brick courses for step cracking or wider joints. Multiple patterns together usually mean structural problems, not cosmetic faults.

Diagonal cracking from corners that worsens over months.
Gaps at skirtings and control joints showing differential movement.
Sticking doors and jammed windows from distorted frames.
Uneven floors and visible step cracks in brickwork.

If you see several of these signs, you may need underpinning or ground improvement. We offer a calm, engineering‑first diagnosis and a free assessment with a fixed‑price repair quote. Book a site inspection or try our wall crack diagnosis tool.

What causes foundation problems in Greater Melbourne

Hidden site factors such as leaky pipes, tree roots and un‑compacted fill often explain progressive structural issues.

Soil moisture swings are a key driver. Extended drought shrinks reactive clay and sudden rain makes it swell. This cycle can cause subsidence and cracking near openings.

Leaking pipes and poor drainage concentrate water at footing edges. Pooled water weakens the soil and lets footings settle. Fixing drainage is often the most cost‑effective prevention.

A close-up view of rich, earthy soil showing a mix of dark brown humus, small pebbles, and roots intertwined within the layers. In the foreground, focus on the fine texture of the soil, with glistening moisture indicating recent rainfall. In the middle distance, include small gaps and cracks in the soil, hinting at pressure points caused by foundation movement. The background should feature a blurred outline of a residential foundation and the base of a window, subtly demonstrating the context of structural stability. The scene is illuminated with soft, natural daylight, casting gentle shadows that emphasize the soil's details. The overall atmosphere should convey a sense of vulnerability and provide insight into the effects of environmental changes on foundation integrity.

Other common causes

Tree roots dry clay or invade cracked pipes, changing moisture and causing damage.
Uncompacted fill beneath extensions compresses under load and leads to settlement.
Nearby construction alters groundwater paths or adds vibration and settlement risk.
Renovations can add loads that the original supports were not designed to carry.

We assess each factor to find the real cause, not just treat visible symptoms. Our recommendations often combine drainage correction and engineered underpinning to protect your property and ensure long‑term stability.

Underpinning Melbourne: our calm, engineering‑first approach

An engineering‑led inspection starts every project. We assess risk, explain options and prepare a VBA‑compliant scope before any work begins.

Our focus is clear: structural integrity first. We do not upsell. We only recommend what your home genuinely needs.

VBA‑compliant assessment and structural integrity focus

Experienced structural engineers carry out the assessment. You receive drawings, a written scope and council‑compliant methodology.

Honest advice — no upselling, just what your home needs

We coordinate engineering reports and certification. Resin re‑levelling can often be done in a day with minimal disruption. Traditional underpins need excavation and cure time. We explain both openly.

Transparent communication: staged milestones and clear timelines.
Fixed‑price contracts: aligned to the engineered design.
Minimal disruption: stabilise first, then re‑level where safe.

Service element	What we deliver	Typical time
VBA‑compliant assessment	Survey, report, drawings, council method	1–2 weeks
Resin re‑levelling	Fast ground improvement, minimal excavation	1 day
Concrete underpinning	Deeper bearing, long‑term stability	Several weeks (excavation & cure)
Certification	Engineer sign‑off and council paperwork	On completion

Service options to fix gaps and restore structural integrity

We match engineered methods to the cause. After inspection we recommend the least invasive repair that will deliver permanent stability.

Concrete underpinning for deeper, stable bearing

Concrete underpinning extends footings to deeper, more stable strata. Typical excavation reaches up to ~3 m with staged pour and cure. This method suits heavy loads and complex buildings.

Resin injection for ground improvement and re‑levelling

Resin injection densifies the ground through small keyholes (6–16 mm). It can re‑level a house in a day with roughly 30‑minute cure at each injection point. This is low disruption and fast return to use.

Screw piling and timber support repairs

Screw piles provide deep support where competent layers sit further down. Restumping and reblocking renew timber supports beneath subfloors. We then repair cracks once stability is assured.

Integrated approach: drainage, footing support and crack repair.
Choice based on: soil, access and structural need.
Outcome: a tailored, engineered repair plan for your home.

Method	Benefit	Typical time
Concrete underpinning	Deep, durable bearing for heavy loads	Several weeks
Resin injection	Fast re‑levelling, minimal excavation	1 day
Screw piling	Deep transfer to competent strata	1–5 days
Restumping & crack repair	Renewed subfloor support and finished repair	Days to weeks

Resin injection vs traditional underpinning

We explain how we choose the right repair. The decision follows an engineering assessment of load, access and soil.

A technician in a professional outfit applies resin injection along the foundation of a residential building. The foreground shows the technician using a specialized tool, with a focus on their concentrated expression as they inject resin into gaps around the window frame. The middle ground features a close-up of the crack being filled with a glossy resin, highlighting its smooth texture, contrasting with the rough concrete. In the background, the foundation of the house is depicted, showing signs of traditional underpinning techniques, like steel beams, for comparison. The setting is brightly lit with natural sunlight, casting soft shadows that enhance the textures. The atmosphere conveys a sense of innovation and precision in modern repair techniques.

Non‑invasive keyholes and fast cure

Resin injection uses small keyholes (6–16 mm). The resin cures in about 30 minutes and often allows same‑day re‑levelling.

This method is clean, quiet and fast. It fills voids and improves ground bearing with minimal disruption.

When concrete underpins are the right call

Traditional underpinning requires excavation, soil removal and pouring concrete. It needs several days to cure and suits heavy loads or deep competent layers.

In reactive clay, piecemeal underpins can cause differential seasonal change and further damage if not designed holistically.

We weigh access, noise, cure time and operational continuity.
We mitigate risks such as water paths beside excavations.
Method choice follows engineering judgement, not sales preference.

Outcome: you receive a clear comparison of cost, disruption and long‑term stability, with documented monitoring to protect finishes.

Our investigation and repair process

Our process begins with a no‑cost site visit so we can see the issue first‑hand and prioritise safety. We review photos you send and explain the assessment steps clearly.

Free site inspection, photo review and level survey

We carry out a prompt inspection and photo review to triage risk. A level survey quantifies settlement or heave patterns so you get facts, not guesswork.

Structural engineering report coordination

Where required, we coordinate with structural engineers and arrange any testing. The engineer’s report identifies causes and lists compliant remedies.

Fixed‑price, council‑compliant scope and scheduling

You receive a clear, fixed‑price quote and a council‑compliant scope with drawings. We sequence drainage work first if needed and explain access, noise and safety controls.

Start: free inspection and photo review to triage the case.
Measure: level survey and documented assessment before works.
Plan: engineered scope, fixed price and permitted schedule.
Deliver: our team manages works to minimise disruption and keep you informed.

If you want to get free quote options, call Chris or email and we will book a site inspection. Our service keeps communication open at every step.

How long will the work take, and what to expect on site

Know the likely timeframes and what our team will do on site so you can plan with confidence. We set practical expectations and keep the house operational where it is safe to do so. This short guide explains the typical process and on‑site routine.

Typical resin re‑levelling in as little as a day

Resin re‑levelling is fast. Many jobs finish in a day with areas returned to use quickly.

The resin cures in about 30 minutes at each injection point. Noise is low and work uses small keyholes, not large excavations.

Site access, noise, and keeping your home operational

We plan site access to protect gardens and paths. The team sets up safety zones and keeps the work area tidy.

Many resin jobs finish in a day and rooms are usable soon after.
Expect low noise and small keyholes rather than large digs.
We locate utilities and protect services before drilling or digging.
Traditional underpinning takes longer due to excavation and cure time.
We sequence rooms so the building remains as liveable as possible.
You receive regular updates on lift targets and level readings during the job.
Final checks confirm outcomes against the engineered plan and we debrief on maintenance tips.

Our service focuses on safety, clear communication and minimal disruption. If the engineered plan requires deeper works, we explain the extra time and steps before any work begins.

Pricing transparency and factors that influence cost

Understanding what drives a quote makes the repair choice easier. We provide clear, fixed‑price quotes based on an engineered scope. This helps you compare options with confidence.

A professional indoor setting featuring a close-up view of a well-lit office desk. Foreground: a neatly organized desk with a calculator, a notepad filled with figures, and a pen, suggesting pricing strategies and cost analysis. Middle ground: a large window with visible gaps, highlighting potential insulation issues caused by foundation movement, sunlight streaming through the gaps creating a contrast with shadows on the desk. Background: an open blueprint of a house showing foundation outlines and window placements. The mood is serious and analytical, emphasizing transparency and clarity. Use natural lighting with soft shadows, and shoot from a slightly elevated angle to give depth to the scene.

Method selection, soil conditions and accessibility

Method choice strongly affects labour, programme and reinstatement. Resin injection is fast and often needs less restoration work. That reduces labour and overall disruption.

Soil reactivity, extent of settlement and site access shape the scope. Hard access raises the cost and may extend the time on site. We list these drivers in every proposal.

Why stable pricing favours resin and screw piles for some jobs

Resin and screw piles usually give more predictable pricing. Both methods are efficient where depths and access are known.

Traditional underpinning is labour‑intensive. It often varies with excavation complexity and cure periods.

We issue an itemised, fixed‑price quote tied to the engineer’s scope.
Our quote includes reinstatement and documentation to avoid surprises.
We can phase a job to tackle critical zones first.
Ask for a comparative quote to weigh method trade‑offs for your property.

Factor	How it affects price	Typical range / note
Method	Resin vs traditional underpinning or screw piles	Resin projects: ~$4,000–$15,000; traditional varies widely
Soil & access	Reactive soils or tight access increase labour	Site visit required to confirm
Scope & reinstatement	Extent of settlement and finish repairs	Included in our fixed‑price proposals
Programme	Longer jobs add labour and equipment costs	We outline expected on‑site time and milestones

Why Melbourne homeowners choose Underpinning Melbourne

People choose our team for dependable results and open communication at every step.

20+ years of hands‑on expertise means we understand typical site risks and sensible repairs. We are fully insured and VBA Registered so you get peace of mind from start to finish.

Council‑compliant methods and documented certification

We follow council requirements and issue certified paperwork on completion. That documentation protects your property value and eases resale or lending processes.

Local engineers and clear communication

Local structural engineers guide the assessment and sign‑off. Our friendly team explains the work plainly, answers questions and updates you through the programme.

Compliant underpinning: engineered plans and fixed‑price quotes.
Minimal disruption: resin re‑levelling can often re‑level a house in a day.
We stand by our work: before‑and‑after level data and warranty on completed work.

Our approach balances speed, safety and long‑term integrity so your home and building assets stay protected.

Get help today: free assessment, photos welcome

Start protecting your home today with a free, no‑obligation assessment. Send photos for an initial review and we will tell you if an on‑site inspection is needed.

We offer a prompt inspection and a level survey when required. Modern resin methods often cure in about 30 minutes, enabling same‑day re‑use in many cases.

Call Chris on 1300 970 930 or email chris@underpinning-melbourne.com.au

Call or email today for a quick chat. Our team will answer your questions and arrange the next steps.

Book a site inspection — honest, fixed‑price quotes

You can book a site inspection today for a measured survey and clear advice. After assessment you receive an honest, fixed‑price quote with inclusions and timing.

Contact us today for a free assessment of your concerns.
Email photos today for initial feedback before we visit your site.
Book a site inspection today for a level survey and expert advice.
Receive a free quote today with clear inclusions and a practical timeline.
Call Chris: 1300 970 930 or Email Chris: chris@underpinning-melbourne.com.au.
Our team is ready to answer your questions and explain underpinning options.

We prioritise your safety and long‑term stability. Start today and protect your property with compliant, engineered repairs.

Conclusion

A prompt engineering assessment turns visible signs into a clear repair plan. We investigate diagonal cracks, jammed doors and uneven floors so you know if subsidence or other soil problems require action.

Our team recommends the least disruptive solutions. Many jobs suit resin injection for fast re‑levelling. Where deeper bearing is needed, we specify concrete underpinning to protect the building long term.

We manage work with council‑compliant reports, fixed prices and clear documentation. If you think your house may need underpinning, contact us for advice and next steps. Contact us for a free assessment or Call Chris: 1300 970 930 or Email Chris: chris@underpinning-melbourne.com.au.

FAQ

Why do gaps appear near windows and what does that indicate?

Gaps beside window frames often show the building is shifting. When footings settle unevenly, frames distort and sealant or trim separates. This is a common early sign of structural issues that need inspection.

How do shifting footings distort window and door frames?

Movement in the footing alters the geometry of the load paths. Frames twist or rack, causing corners to open, doors to jam and windows to stick. These changes usually occur gradually and worsen if the ground problem continues.

How do Melbourne’s soils and climate contribute to this problem?

Many parts of Greater Melbourne sit on reactive clays. Periods of drought and heavy rain cause soil to shrink and swell. That cycle applies uneven pressure under footings and drives subsidence or heave.

What are the most common signs my foundation needs attention?

Look for cracks radiating from window or door corners, sticking doors, jammed windows, uneven floors and separations at skirtings, cornices or brickwork. Any sudden worsening is a prompt to get an assessment.

Are hairline cracks normal or a sign of danger?

Small cosmetic cracks can be normal with age. But cracks that widen, run diagonally from openings or link to other movement indicate structural stress. We recommend a professional inspection to determine risk.

Can leaking pipes or poor drainage cause foundation problems?

Yes. Persistent leaks and poor surface drainage change moisture under the slab or footings. That alters bearing conditions and can cause settlement or heave over time.

Do tree roots and landscaping affect foundations?

Trees and large shrubs can extract moisture and create local soil shrinkage. Conversely, root mass can create voids. Both effects may destabilise footings if not managed properly.

How do renovations or nearby construction impact my house?

Excavation, new loads and altered drainage from nearby works can change ground stresses. Vibration and undercutting can also weaken supports, so engineering checks are important during and after nearby projects.

What does your engineering‑first approach involve?

We start with a VBA‑compliant assessment focused on structural integrity. That includes site photos, level surveys and coordination with structural engineers to define the targeted permanent fix.

Will you try to oversell works I don’t need?

No. We provide honest advice based on engineering findings. Our recommendations prioritise safety, compliance and cost‑effective permanence rather than unnecessary upgrades.

What repair options do you offer?

We deliver concrete underpinning, resin injection re‑levelling, screw piling, restumping, reblocking and wall crack repairs. We match technique to soil, access and the building’s needs.

When is concrete underpinning preferred?

Concrete underpins suit deep stabilisation where bearing strata are far below shallow soils, or where heavy loads require spread footings. It is reliable for significant settlement issues.

What are the benefits of resin injection compared to traditional underpinning?

Resin injection is minimally invasive, uses small access holes, cures quickly and reduces downtime. It suits many re‑levelling jobs where ground improvement restores bearing capacity.

Are there jobs where resin isn’t appropriate?

Yes. Where the bearing layer is very deep or loads are extreme, traditional concrete underpinning or screw piles may be necessary. An engineer’s report determines the best method.

What does your investigation process look like?

We offer a free site inspection, take photos and perform a level survey. We then arrange structural engineering input, prepare a council‑compliant scope and present a fixed‑price quote.

How long will repair work take on site?

Resin re‑levelling can take as little as a day for straightforward cases. More complex underpinning or piling may take several days to weeks. We provide a clear schedule before work starts.

What should I expect during the works regarding noise and access?

There will be some noise and equipment on site. We plan access to keep your home operational and protect finishes. Our teams maintain a tidy, safe work area and communicate daily progress.

How is pricing determined and why does cost vary?

Price depends on method selection, soil conditions, depth to bearing strata and site accessibility. Resin and screw piles often deliver stable pricing for many jobs due to faster installation.

Are your repairs council‑compliant and certified?

Yes. We work with local structural engineers and provide documentation suitable for council approval where needed. We carry full insurance and follow VBA requirements.

Why should Melbourne homeowners choose your team?

We combine 20+ years’ experience with local soil knowledge, engineering rigour and clear communication. Our aim is permanent, compliant solutions that protect property value and safety.

How can I get a free assessment or fixed‑price quote?

Call Chris on 1300 970 930 or email Chris: chris@underpinning-melbourne.com.au. Send photos for a quicker initial review and book a site inspection for a fixed quote.

What questions should I prepare before booking an inspection?

Note when movement started, any recent plumbing issues, nearby construction and visible signs such as cracks or uneven floors. Photos and a site plan are helpful for the first assessment.