What does underpinning mean?
If your house has subsidence and needs underpinning, you may be wondering what effect it will have on your home insurance. Let’s take a look at what underpinning means and how it can affect your buildings cover.
If your house has subsidence and needs underpinning, you may be wondering what effect it will have on your home insurance. Let’s take a look at what underpinning means and how it can affect your buildings cover.
What is underpinning a house?
Underpinning is a technique that’s used to strengthen the foundations of a building and make it more secure. It’s typically used when a house has subsidence – that’s when the ground beneath the building moves or sinks downwards.
Underpinning may also be necessary if you live in an older property where the original foundations are no longer adequate. Or if you need to strengthen the foundations of the building to add an extension.
How much does underpinning cost?
The cost of underpinning a house depends on a whole range of factors, including:
- Where you live and the type of property you live in
- The size of your home – you’ll probably be given a price per square metre
- The method of underpinning used
- The extent and complexity of the work involved.
Generally speaking, you could be looking at costs of between £1,200 to £2,600 per square metre, depending on the method of underpinning used. So, if you live in a large house or the situation is complicated, it could be a very expensive job.
However, if your house needs underpinning because of subsidence and it’s covered by your buildings insurance, you may only have to pay the excess.
How does underpinning work?
There are a few different methods of underpinning a house, depending on the extent of the problem:
- Soil strengthening – the least expensive method of underpinning, where a type of resin foam is injected into the earth to replace the eroded soil around the property’s foundations.
- Mass concrete – pits are dug below the existing foundations and filled with concrete to create a supporting layer underneath. This method is sometimes called ‘traditional underpinning’.
- Beam and base – a concrete beam is built above or below the existing foundations to distribute the weight of the building onto strategically placed concrete bases.
- Screw piles and brackets – this more modern technique uses screw piles inserted deep into the ground, which then act as anchor points for supporting brackets to level off the foundation. Because this method doesn’t involve excavation it’s less disruptive, but it also tends to be the most expensive.
Does underpinning devalue property?
If underpinning fixes the structural problems caused by subsidence, it shouldn’t, in theory, devalue the property. On the contrary, when done to a high standard, underpinning should restore the value of your home in the eyes of lenders and insurance providers because it will make the property structurally sound.
However, it may not always work out that way in practice, particularly if you’re looking to sell your underpinned property. Potential buyers could be put off buying an underpinned house because there’s a perceived risk of facing further subsidence problems in the future.
There’s no absolute consensus on how much underpinning could devalue a property, though, as it will depend on factors such as how long ago the work was done as well as the general desirability of your home. Some experts believe it could drop the value by a modest 5%, while others say it could reduce your asking price by up to 20-25%.
Can you insure an underpinned house?
You should be able to find buildings insurance for an underpinned house, but you might find that you have less choice when it comes to comparing insurance providers. In some cases, you may have to look for a specialist provider to get a competitive quote.
It’s likely to be more expensive to insure an underpinned house, particularly if the work was done recently. That’s because insurance providers will be wary of having to pay out to fix further structural issues caused by subsidence.
Should I buy a property that’s been underpinned?
If you’ve fallen in love with a house that’s been underpinned, consider a full structural survey. This will tell you whether there are any ongoing issues affecting the property.
You should also ask to see the relevant certificates that confirm the underpinning was properly inspected and approved by a structural engineer upon completion. Your mortgage lender will likely want to see these and get further information about the work done before they agree to the loan.
When buying an underpinned house, bear in mind that there’s a risk the property could be harder to sell in the future. It’s also a good idea to compare buildings insurance quotes before you buy to make sure you’ll be able to afford to insure your new home.
And don’t forget to have your buildings insurance in place from the day you exchange, rather than waiting until you move in. As soon as the exchange takes place, the property becomes your responsibility.
How do I know if my house has subsidence?
If you’re worried that your house might have subsidence, read our dedicated guide to find out how subsidence affects your home insurance. We explain what you need to look out for, what causes it and what you need to do if you suspect you have a problem.
Can you get a mortgage on a house that’s been underpinned?
You should be able to get a mortgage for an underpinned house if the structural survey report proves the work has been finished to a high standard. A mortgage lender will need to be assured that there are no ongoing issues with subsidence or the property’s structure.
You may find it more difficult to get a mortgage on a house with subsidence that’s not been repaired.
How can you tell if a house has been underpinned?
It can be difficult to tell if a house has been underpinned just by looking at it. This is because the underpinning work will be concealed underground and might not show up during a standard survey inspection.
However, if you’re buying a property, the information should be disclosed to you on the seller’s Property Information Form. The seller should also provide you with a certificate that proves the underpinning work was approved by a structural engineer.
If the underpinning was done a while ago, the seller may not be aware of it. In this case, you could try contacting your local authority. Underpinning work requires building regulations approval, so they could have a record of it, assuming the work was done professionally.
Unfortunately, if all else fails, sometimes the only way of telling whether a house has been underpinned is by hiring a structural engineer to excavate a small section of the foundation to take a look.
Do you have to declare underpinning when selling a house?
When selling a house, you should let the estate agent and buyer know that your home has been underpinned, even it was done years ago.
You’ll be specifically asked about underpinning when you complete the seller’s Property Information Form. If you know your home has been underpinned but intentionally keep this from the buyer, they could make a claim against you for misrepresentation.
How do I get cover for an underpinned house?
Compare with us to see quotes for your underpinned home from a range of insurance providers. Just give us a few details about yourself and we’ll show you a list of quotes to compare.
Frequently asked questions
Can I claim the cost of underpinning on my home insurance?
Subsidence damage is usually covered by buildings insurance, so you should be able to claim back the cost if your insurance provider agrees that your house needs underpinning.
Underpinning might not be covered by your home insurance if:
- Subsidence has been caused by major structural changes you’ve made to your home, such as building an extension.
- Subsidence occurs on a new-build property that’s still covered by a new-build warranty – this is because the home builder could be responsible for any underpinning required to stabilise the property.
Note that you may have to pay a higher excess to claim for problems related to subsidence, especially if you’ve made related claims in the past.
What should I do if my house was underpinned and I wasn’t told?
The seller or estate agent should have declared any past work on the Property Information Form when you bought the house – if they didn’t, you could sue them under the Misrepresentation Act (1967). They would need to prove that they didn’t know about the underpinning.
If you have additional legal cover as part of your home insurance, you may be able to claim legal expenses incurred if you sue.
Is an underpinned house more expensive to insure?
If your house has been underpinned in recent years, your buildings insurance will probably be more expensive. In theory, underpinning should mean it’s more stable now, but there’s still a potential risk of further instability.
However, if the underpinning was done a long time ago and there’s no further evidence of subsidence over the years, it might not have such an impact on the cost of your insurance.
Will I have to pay a higher excess for an underpinned house?
You may have to pay a higher excess for any related subsidence claims if your house has been recently underpinned. This varies among providers and will depend on your policy.
Do I have to tell my insurance provider if my house is underpinned?
Yes, you should always be 100% honest and let your insurance provider know if your house is underpinned. Even if the work was done decades ago and no further movement has occurred, there’s still a risk of damage from subsidence in the future. Failing to inform your insurance provider could invalidate your policy.
Can you live in a house while it’s being underpinned?
It depends on how extensive the underpinning work is. If you have to move out while the underpinning work is carried out because your home will be uninhabitable or unsafe, your buildings insurance could cover the cost of alternative accommodation.
Anna McEntee - Insurance expert
Anna’s all about delivering fantastic insurance products at a great price. Value is the most important thing for Anna, as she cuts through the jargon and finds what’s most important and worth your hard-earned money.