Insuring A Home With Subsidence

Subsidence is when the ground beneath a property sinks, causing the foundations to sink with it. This can be caused by a variety of factors, including clay soil shrinkage, tree roots, leaking drains, and mining excavations. As a result, cracks may appear in walls, floors may slope, and doors and windows may become jammed.

If you think your property is at risk of subsidence, it is important to take action and check your insurance policy. Buildings insurance should cover subsidence, but it is still important to check the details of your specific policy. If you are purchasing a new property, it is recommended that you obtain a full structural survey to understand if the property has previously suffered from subsidence.

In the event that your property is affected by subsidence, contact your buildings insurance provider as soon as possible. They will assess the damage and determine the necessary course of action, which may include monitoring the property for a period of time. While this process can take several months, the insurer will typically cover the cost of the assessment. Once the assessment is complete, any necessary repairs can be made, and your insurance should cover the costs, as well as alternative accommodation if needed.

Specialist home insurance for subsidence

Subsidence is when the ground beneath your property sinks because the soil is unstable, causing the foundations to sink too. This can cause cracks in walls, ceilings, and around windows or door frames, and can eventually make your property structurally unsound.

If your home has suffered from subsidence, you will likely need a specialist home insurance policy. Most standard home insurance policies will cover subsidence, but only if your home has never suffered from subsidence in the past.

Specialist subsidence insurance can be more expensive, and you may find that fewer insurers are willing to offer you cover. You may also have to pay a higher excess, and your premiums are likely to rise.

When looking for a specialist home insurance policy for a property that has suffered from subsidence, insurers will ask for exact details, such as the date of your claim, the cause of the subsidence, and the cost of your claim. They will also want to know how the damage was repaired and whether the property was underpinned.

You will need to tell the insurer about any large trees near your property and whether they have caused any damage in the past. Some common tree types that are known to cause subsidence include ash, oak, plane, poplar, sycamore, and willow.

If repairs have been carried out, you will need to provide a Certificate of Structural Adequacy, issued by a qualified structural engineer. This will show the cause and extent of the structural damage, when and how the repairs were carried out, and confirm that the property is now structurally sound.

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• Bureau Insurance Services
• Highworth Insurance
• Orwell Insurance Services
• Towergate Insurance

How to prevent subsidence

Subsidence is a serious issue for homeowners, as it can jeopardise the safety of a home and lead to costly repairs. It occurs when the ground under a building collapses or sinks lower, taking the building's foundations with it. While there is no easy fix for subsidence, there are measures you can take to prevent long-term damage.

Tree Management

Trees are one of the most common causes of subsidence, as their roots absorb moisture from the soil supporting a building's foundations. Species such as Populus, Oak, and Conifers have a higher water intake than other trees, so absorb large amounts of moisture from the soil. Before planting trees, check their root system, and if they have a deep root system, plant them at least 40 metres from your property.

If you cannot remove trees close to your property, maintain them with regular pruning to curb their growth and limit their search for water close to the house. If you have well-established shrubs planted close to the foundations, do not dig them out, as this could cause the soil to become unstable or for water to build up. Instead, regularly prune them to reduce their water intake or seek advice from a specialist tree surgeon or gardener.

Regular Property Inspections

Carry out regular inspections of your property, paying particular attention to pipework, gutters, and drainage systems for leaks and/or blocks. Leaking drains can soften and moisten the ground, causing it to destabilise and sink.

Building Work

If you are planning an extension, ensure that all work is carried out by reputable professionals, as poor foundations could cause the extension to sink lower than the original structure, making the building more vulnerable to subsidence.

Soil Type

The type of soil your house is built on can also be a factor in subsidence. Clay soils are very susceptible to subsidence, especially during warmer months when the soil dries out and shrinks. Soils with a high sand or gravel content are also prone to being washed away by excess water, which weakens foundations.

Location

Your property's location can also be a factor. Homes in old mining towns may be more vulnerable to subsidence due to weakened or unsettled soil.

Making an insurance claim for subsidence

If you think your property is subsiding, the first thing to do is contact your buildings insurance provider. The quicker you deal with the problem, the better. The first thing your insurer needs to do is check that the damage is due to subsidence. This is not always immediately obvious and can sometimes take several months to resolve.

An expert may need to be sent to your property to assess the damage and decide the best course of action. This can involve a period of time where the property is monitored to see how much it moves and what's causing the movement. Your insurer will normally pay for the cost of the expert they appoint to investigate the subsidence problem even if it turns out the damage is not due to subsidence.

When the assessment is complete, the expert will recommend what needs to happen next. Only in extreme cases does the house need to be underpinned. This is where 'pins' of concrete are made underneath the existing foundations to support them.

Before any work begins, you'll need to pay any excess stated on your home insurance policy. There's usually a compulsory excess for subsidence work, which can often be more than the voluntary excess you agree when you take out your policy. If you have any difficulty in paying the excess, speak to your insurer as they may be able to offset some of the repairs against the policy excess. Once the work is agreed and the excess paid, the insurance company will cover the cost of the work and often the cost of moving to an alternative property if you need to move out while the work is happening.

If you’re planning on selling your home and you need to claim for subsidence damage, your insurer can often transfer the claim to the new owners, so that the repairs can be carried out after the sale completes. You’ll need to agree who will pay the excess as part of the sale. If the new owner wants buildings insurance, they can often obtain this from your existing insurer, so they should contact them to ask for a quotation.

What to do if you want to buy a house that has suffered from subsidence

If you want to buy a house that has suffered from subsidence, there are several things you should do to ensure you are making a sound investment. Here is a step-by-step guide:

Identify the type of subsidence

Firstly, it is important to identify whether the subsidence is “ongoing” or “historic”. Ongoing subsidence is active ground movement that is still causing problems and will continue to do so until it is repaired. Historic subsidence, on the other hand, refers to past ground movement that has been repaired and has not recurred. This distinction is crucial as you will face more challenges and risks when buying a house with ongoing subsidence.

Conduct a property viewing

When viewing the property, look out for signs of subsidence such as large, distinctive cracks, typically more than 3mm wide, diagonal in shape, and wider at the top than the bottom. These cracks can be found both externally and internally, often near doorframes and windows. Other indicators include rippling wallpaper with no signs of damp, sinking or sloping floors, sticking doors and windows, and cracks near an extension. If you notice any of these signs, it is advisable to contact a structural engineer for an assessment.

Consult with professionals

Speak with your estate agent and conveyancer to gather more information about the property's history of subsidence. The estate agent may have disclosed information from the seller, listed the house previously, or be aware of the area's propensity for subsidence. Your conveyancer will also investigate the property through various searches, enquiries, and forms to uncover any potential issues.

Obtain a structural engineer's report

Engaging a structural engineer to conduct an inspection and produce a report is highly recommended. This report will diagnose the cause of subsidence, determine if it is ongoing or historic, recommend remedial actions, and provide cost estimates for repairs. It may also include a period of monitoring to assess ground movement. Obtaining this report is essential for making an informed decision about purchasing the property.

Weigh the risks and benefits

Buying a house with subsidence comes with certain risks, especially if the subsidence is ongoing. You may face challenges with insuring the property and obtaining a mortgage. However, it is not impossible to insure a property with subsidence, although it may require a specialist policy and higher premiums. It is also important to consider the cost and stress associated with repairs, as well as the potential impact on the property's value and future sale prospects.

Gather supporting documents

If you decide to proceed with the purchase, ensure you obtain all the necessary supporting documents from the seller. These may include the Certificate of Structural Adequacy, which details the cause, extent, and repairs of structural damage, and the Formal Completion Certificate, which confirms that remedial works have been signed off by the Local Council Building Control Officer.

In summary, buying a house with a history of subsidence requires thorough research, professional advice, and careful consideration of the associated risks and costs. By following the steps outlined above, you can make a more informed decision about whether to proceed with the purchase.

What to do if your home develops subsidence during the term of your existing policy

If your home develops subsidence during the term of your existing policy, the first thing to do is contact your buildings insurance provider. The quicker you deal with the problem, the better. The first thing your insurer needs to do is check that the damage is due to subsidence. This is not always immediately obvious and can sometimes take several months to resolve.

Your insurer will normally pay for the cost of the expert they appoint to investigate the subsidence problem, even if it turns out that the damage is not due to subsidence. When the assessment is complete, the expert will recommend what needs to happen next. Only in extreme cases does the house need to be underpinned. This is where 'pins' of concrete are made underneath the existing foundations to support them.

Before any work begins, you'll need to pay any excess stated on your home insurance policy. There's usually a compulsory excess for subsidence work, which can often be more than the voluntary excess you agree when you take out your policy. If you have any difficulty in paying the excess, speak to your insurer as they may be able to offset some of the repairs against the policy excess. Once the work is agreed and the excess paid, the insurance company will cover the cost of the work and often the cost of moving to an alternative property if you need to move out while the work is happening.

If the damage to your home is so severe that the property is uninhabitable, your insurance will cover the cost of alternative accommodation while repairs are being carried out.

Frequently asked questions