Fixing Rotten Villa Foundations in Grey Lynn
The Problem Hidden Underneath
From the street, this Grey Lynn villa looked tidy and well cared for — fresh paint, nice garden, no signs of trouble. But once we got underneath, it told a very different story.
Over time, soil and garden levels had built up too high against the outside of the house, covering parts of the original foundations and trapping moisture against the timber. The bearers and piles were buried and starting to rot, and the corner of the house had dropped slightly as the structure gave way.
This is a common problem across older Auckland suburbs like Grey Lynn, Ponsonby, and Mt Eden — especially where landscaping or new paths have raised ground levels over decades.
Our Process
To restore the home safely without a full rebuild, the Bray Built team carried out a detailed structural repair:
Excavated soil away from the perimeter of the house to expose the foundations.
Removed all rotted bearers, piles, and joists, replacing them with new treated timber.
Re-levelled the corner of the house, ensuring even floor levels throughout.
Reinstated weatherboards, matching the original villa detail.
Installed a small retaining wall to hold the soil back permanently and prevent moisture buildup against the timber structure.
This combination of re-blocking, re-levelling, and proper ground management brought the house back to its original condition — structurally sound and dry.
The Outcome
Once complete, the floor was firm and level again, and the subfloor could breathe freely. The new retaining wall keeps moisture where it belongs — in the soil, not in the framing.
By tackling the issue early, the owners avoided the cost of a full foundation rebuild, saving tens of thousands in future damage and maintaining the villa’s original character.
Lessons for Villa Owners
If you live in an older villa, keep an eye out for these warning signs:
Uneven or sloping floors
Bouncy floor
Damp smells under the house
Bubbling paint near the bottom weatherboards
Cracks in walls
Gaps on door and windows
These can all indicate ground-level or subfloor issues that, if ignored, lead to major structural repairs later. The solution is often simpler than you think — lowering garden levels, replacing a bearer, and improving ventilation can make a huge difference.
Bray Built: Specialists in Villa Repairs
At Bray Built, we’ve worked on dozens of homes across Grey Lynn, Ponsonby, Mt Eden, and around the Auckland Region — from simple re-blocking jobs to full basement builds and subfloor structural repairs.
We focus on practical, long-term fixes that respect the history of your home while ensuring it’s safe, dry, and level for decades to come.
