Subsidence, settlement and heave
A concrete stitch shows at one corner and no underpinning drawing is in the pack. What of the foundation was actually seen?
Only the concrete stitch on the face of one corner was seen. The foundation was not. No underpinning drawing is in the pack, so there is no design, depth or length of foundation work to read. The stitch is a repair visible in the wall. It is not a view of the footing. What was actually seen is that stitch. The foundation itself stays unseen, and nothing in the papers describes it.
Last reviewed 24 October 2026. Written for buyers in England and Wales unless this answer says otherwise. No named surveyor has signed this page. It is general guidance, not a report on your house, and not legal advice.
What is the fuller explanation?
A stitch ties cracked masonry at the corner. It shows someone repaired the wall there. It does not show whether the foundation was underpinned or left as it was. Underpinning is below ground and would need a drawing or an excavation. Neither was available. The survey cannot infer a footing from concrete on the face. A surface repair is not a foundation inspection. Only the stitch was in view.
Ask the solicitor for any drawing or guarantee that actually describes underpinning, and do not assume the stitch is that work. An engineer can advise if the corner still needs investigation. The survey has not exposed the foundation and has not designed underpinning. Tell a lender what was seen: a stitch at one corner, and no drawing. Do not say the foundations were inspected and passed.
What should you ask your surveyor?
- Is the stitch only at this corner?
- Was any ground opened beside the wall?
- Is the seller holding a drawing that is not in the pack?
What are the typical next steps?
- State that only the corner stitch was seen.
- Ask the solicitor for any underpinning drawing.
- Do not tell the lender the footings were inspected.
Costs vary with the building and with who you instruct. Where this page does not cite a published figure, ask the surveyor, a relevant specialist, or your solicitor for a written quote. Do not treat a forum average as the price.
Also asked about this
Is the concrete stitch the same work as underpinning?
No. The stitch is a repair in the wall at the corner. Underpinning is work to the foundation below ground. No drawing of underpinning is in the pack, and the foundation was not seen. The survey has not treated the stitch as underpinning. Only the stitch was visible. The footing remains an unseen part of the house.
Does one stitched corner mean the other corners have moved?
No. The survey saw a stitch at one corner. It did not report movement at the other corners and did not say they have moved. One repair is not a pattern around the house. The foundations were not exposed. Do not stretch a single stitch into a claim that every corner has failed.