Building settlement limits on fill

25 mm

Total settlement of a building foundation on engineered fill should generally not exceed 25mm over its 60-year design life

Total settlement of a building foundation on engineered fill should generally not exceed 25mm over its 60-year design life. Crucially, the differential settlement (tilt or distortion) between any parts of the foundation must be limited, typically not exceeding 1 in 400. These limits prevent aesthetic damage and ensure structural stability.

Basis in regulation

BS EN 1997-1
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How to check it on site

Review the geotechnical report to confirm predicted settlement values are within acceptable limits for the proposed foundations.

Common failure

Underestimation of differential settlement, leading to significant cracking and distortion of the building superstructure.

Last updated 23 August 2026. This is our editorial summary of publicly available regulation, not building control approval or a warranty determination.

Related dimensions at this stage

Minimum

Ready-mixed concrete temperature and curing

5 °C

Ready-mixed concrete delivered to site should have a minimum temperature of 5°C, as specified in BS EN 206

Minimum

Low-Level Protection for Timber Frame and SIPs

150 mm

For closed panel timber frame and structural insulated panels (SIPs), the lowest timber element must be positioned at a minimum of 150mm above the finished ground level

Minimum

Foundation depth during cold weather

450 mm

When construction occurs in cold weather, foundations should be at least 450mm below existing ground level, or adequate measures must be taken to prevent ground freezing

Maximum

Pipe support spacing and thermal movement

110 mm

Horizontal drainage pipes, typically 110mm diameter, require support at regular intervals, often around 900mm to 1000mm centres, or at every joint/socket

Minimum

Traditional manhole construction

100 mm

Traditional manholes feature a concrete base at least 100mm thick and walls constructed from brick, blockwork, or concrete appropriate to ground conditions

Minimum

DPC and Cavity Tray Locations

150 mm

Damp-proof courses (DPCs) must be installed at the base of walls, at least 150mm above the external ground level, and linked to the damp-proof membrane (DPM) in solid floors to prevent rising damp