60-second summary
Just want the basics? Here’s your quick guide to subsidence insurance:
What is subsidence?: Subsidence occurs when the ground beneath your home sinks, causing your foundations to shift. This can lead to structural damage like large cracks in walls.
Does home insurance cover subsidence?: Most buildings insurance policies include subsidence cover as standard, but only if your home hasn’t had subsidence issues before. Check your policy details and note that subsidence excess is typically higher (around £1,000).
What causes subsidence?: Common causes include clay soil shrinkage, trees near foundations, water leaks, and older homes with shallow foundations. Climate change and hotter summers are increasing subsidence risks.
How can I prevent subsidence?: Keep gutters and pipes clear, prune nearby trees, avoid planting trees close to your property, and consult experts before removing any.
How does subsidence affect insurance?: If you’ve had subsidence, premiums and excesses may increase, and some standard insurers might exclude future subsidence claims. Specialist providers can offer tailored policies.
What if I think I have subsidence?: Contact your insurer immediately and get a professional assessment. Repairs may include underpinning, which can be costly but is often covered by insurance.
What is subsidence?
Subsidence is when the ground beneath your home sinks, causing your foundations to move with it. This can lead to a subsiding house, making it unstable and creating large cracks in the walls.
Read our guide to subsidence and find out if insurance for subsidence is likely to be included as standard in your home insurance policy.
Does home insurance cover subsidence?
Most buildings insurance policies include subsidence insurance as standard, but only if your home has never suffered from subsidence before.
Your buildings insurance will typically cover repairs for damage caused by subsidence, but it won’t cover the cost of preventing it happening again. Some policies also cover replacement costs for lost and damaged items due to subsidence, and alternative accommodation if you need to move out while your house is being repaired.
Patios, garden walls and driveways aren’t usually covered by home insurance for subsidence, unless the main structure of your home is also damaged.
Never assume that you’re automatically covered for subsidence. Insurance providers have different terms and conditions, so read the policy small print to see what’s included. And check the subsidence excess you’ll need to pay towards a claim – it’s typically around £1,000.
How can I tell if I have subsidence?
The most obvious sign of subsidence is cracks in your property. If these are caused by subsidence, they’re likely to be:
Thicker than the side of a 10p coin
Running diagonally down the wall
Visible both inside and outside the property
Close to windows, doors or extensions.
There can also be signs of subsidence in the garden. Look for uneven ground, tilting fences, or cracks in garden walls, which can indicate subsidence affecting the surrounding land.
However, not all cracks are a sign of subsidence. Cracks can also be caused by other factors such as natural settling of a new building, thermal movement, or minor structural issues. If you’re concerned about any cracks, it's always best to get them checked by a professional.
What causes subsidence?
There are a few possible reasons for subsidence. These include:
Clay soil shrinking and cracking in hot weather, making the ground unstable
Trees growing too close to your home’s foundations
Water leakage causing the ground to soften
Your building’s age – older houses tend to have shallower foundations
Climate change – longer heatwaves can cause the ground to dry out and shrink
Underpinning – properties with subsidence are often underpinned. However, if you’ve had subsidence before, there’s a risk it might come back
Underground caverns – soil erosion can cause caverns to form underground, affecting your building’s foundations
Unused mines – in some cases, deserted mines can cause the ground above to collapse.
Subsidence isn’t caused by the weight of the building.
Will I have to pay a higher subsidence excess?
If you make a subsidence claim, it’s likely you’ll have to pay a higher excess in future. If your house has subsidence damage or a subsidence claims history, some insurance providers may insist on a higher excess. You may also have difficulty getting standard home insurance, in which case you’ll need to look for a specialist provider.
Did you know?
According to climate data from the British Geological Survey, subsidence is one of the most damaging geohazards in Britain and has cost the economy around £3 billion in financial losses over the past decade. It’s also projected that the effects of climate change – resulting in hotter, drier summers – could see subsidence risks increase by a third by 2030.
How can I prevent subsidence?
It’s good to catch subsidence early or, better still, prevent it altogether. Here are some ways you can do that:
Keep guttering and drainpipes clean and well maintained to prevent leaks and blockages
Catch surplus rainwater in water butts to prevent it running into the foundations
Prune plants so they need less water to support themselves
Avoid planting trees or shrubs close to your property
Don’t remove trees that you think are too close to your property’s foundations yourself. Consult a tree surgeon for professional advice.
What’s the difference between subsidence and settlement?
People often get subsidence and settlement confused. Settlement is when the weight of your building causes the soil supporting it to move downwards.
Settlement is fairly common in new builds. When a house is built, it can move slightly for a few years while the soil is settling down or water penetrates the soil. This can cause small cracks to appear in the walls but, in most cases, this is nothing to worry about.
What should I do if I think I have subsidence?
If you think you have subsidence, it's crucial to act promptly. Here’s a detailed guide on what steps to take:
Notify your insurance provider immediately: They can arrange for a full survey to confirm whether you have an issue. This is important as your policy may cover the cost of repairs or alternative accommodation if necessary.
Get a professional assessment: Have a structural engineer or a surveyor assess the severity of the subsidence. They can differentiate between minor subsidence, which might involve small, manageable repairs, and severe cases that could require extensive underpinning.
Understand the severity: Minor subsidence might only need cosmetic repairs and monitoring, whereas severe subsidence could compromise the structural integrity of your home, potentially requiring you to temporarily relocate. If you do need to relocate, check your insurance policy to see if it covers any costs.
Repair and prevent: Once the cause is identified, work with professionals to fix the issue. This might involve underpinning, tree removal, or fixing leaks. Make sure your insurance policy covers these repairs, and understand any exclusions or excesses.
Documentation: Keep detailed records of all communications, assessments and repairs. This will be vital for insurance claims and future reference.
By taking these steps, you can manage the situation effectively and ensure that your insurance policy supports you through the process.
How to make a subsidence claim
If you need to make a home insurance claim for subsidence damage, follow these steps:
Document the damage: Take clear photographs, from different angles, of any cracks or structural issues. You should also make notes of when you first noticed them.
Contact your insurance provider: They’ll walk you through the next steps and may send an expert to assess the damage. They should also be able to answer any questions you may have and advise on things like temporary relocation, if necessary.
Keep records and provide necessary documentation: Be prepared to provide any documentation requested by your insurer, such as previous surveys, repair estimates and any correspondence with professionals like surveyors or engineers.
By following these steps, you’ll be doing your part to ensure that your subsidence claim is handled efficiently and that you receive the support you need from your insurance provider.
How is subsidence fixed?
One common solution to subsidence is underpinning, which can combat the problem and prevent further damage. This involves strengthening the property’s foundations, and adding support beams and concrete reinforcement if needed. Here's a closer look at how subsidence is addressed:
Minor subsidence damage
For minor cases of subsidence, the solution might be as simple as cosmetic repairs and monitoring. These cases often involve small cracks that don't affect the structural integrity of your home. Repairs may include:
Filling and sealing cracks: This prevents moisture from entering and causing further damage.
Monitoring: Regular checks to ensure that the subsidence isn't getting worse.
Severe subsidence damage
Severe subsidence requires more extensive measures, such as underpinning. Underpinning involves:
Strengthening foundations: This process involves extending the depth or breadth of the existing foundations to a more stable soil layer. It can be done using concrete or other materials to provide additional support.
Piling: In some cases, piles are driven deep into the ground to support the building’s weight.
How much does it cost to fix subsidence?
The cost of fixing subsidence can vary greatly depending on the severity of the damage.
For minor subsidence, which might only require cosmetic repairs such as filling and sealing cracks, costs can range from a few hundred to a couple of thousand pounds.
However, more severe cases that require underpinning can be significantly more expensive. Underpinning can cost upwards of £10,000, depending on the size of the property and the extent of the work needed.It's important to get a professional assessment to understand the specific requirements and costs for your situation.
How does subsidence affect my home insurance?
Experiencing subsidence can have significant implications for your home insurance policy:
Continuation of cover: Providers who are members of the ABI (Association of British Insurers) are expected to work with homeowners on managing the ongoing risk of subsidence and maintain their cover. However, there may be some instances when cover is no longer offered.
Specialist insurers: If your current insurer will no longer cover subsidence, you may need to find a specialist insurance provider. These providers often have more experience dealing with properties affected by subsidence and can offer tailored policies.
Higher premiums: If your home has experienced subsidence, you may find that your insurance premiums increase. This is because your property is now considered a higher risk and insurers may charge more to cover potential future claims.
Higher excess: You may be required to pay a higher excess on any future claims related to subsidence. This is a common condition imposed by insurers to mitigate their risk.
Comparing the costs of home insurance cover
We can help you find the right home insurance policy for you. Just answer a few questions and we’ll give you a list of insurance providers who could cover your home for subsidence. Compare home insurance quotes with us today and see if you can start saving.
FAQs
How do I find out if my area has subsidence?
You’ll find a number of online maps and subsidence risk postcode checkers detailing subsidence hotspots and areas that may be at risk.
It’s worth spending a few minutes searching these to find out if yours is one of them.
What is subsidence excess?
Subsidence excess is a separate type of excess specifically related to claims for subsidence damage.
The amount of subsidence excess can be higher than the standard excess due to the potentially high costs involved in addressing subsidence issues. It’s important to check your policy to understand how much you’ll need to pay if you make a subsidence claim, as this can vary between insurance providers.
Can new-build properties get subsidence?
All properties can get subsidence, depending on the type of soil they’re built on. However, new properties are more likely to suffer from settlement, which is where the ground moves to take the weight of the house. In some cases, settlement can cause serious problems, so it’s worth investigating if you think you have a problem.
What’s the difference between subsidence and heave?
Ground heave happens when the soil under and around a house becomes waterlogged and expands, often after a flood or in freezing winter temperatures. As the ground swells, it gradually pushes up the foundations of a property.
Heave is the opposite of subsidence and the chances of it occurring are much rarer.
What’s the difference between subsidence and landslip?
Landslip is when the ground under or around a property slides down a slope or is washed away.
How common is subsidence?
Subsidence is relatively common in the UK because of our heavy clay soil. It’s thought to be a particular problem in London, where some sources say that up to one in 50 houses has suffered from subsidence.
Should I buy a house with a history of subsidence?
Subsidence can be dealt with, so needn’t always be a deal-breaker. But if you’re looking at buying a house with a history of subsidence, check what the seller has done to deal with the issue. If the subsidence is a live issue, you may have trouble getting a mortgage on the property.
Is subsidence insurance expensive?
The cost of home insurance for a property with subsidence can vary, depending on:
The type of building it is
How close trees are to the property
How close the property is to water.
When you take out insurance, you’ll be asked if your home has had subsidence problems in the past. Insurance providers know that some areas are at risk of subsidence issues and if you live in one of these, it could affect the cost of your premium.
If you make a subsidence claim, it’s likely you’ll pay more for your home insurance when it comes to renewal. You might also find that subsidence cover will be excluded from any future claims with the same provider. Therefore, securing home insurance with subsidence history may require looking for specialist providers.
Anna’s all about delivering fantastic insurance products at a great price. She cuts through the jargon and finds what’s most important and worth your hard-earned money.
Rebecca Goodman is a freelance financial journalist who specialises in insurance, personal finance and consumer affairs.
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