Have you noticed a crack appearing in your wall that seems to be getting bigger? Or perhaps a door that suddenly refuses to close properly? These can be the first worrying signs of subsidence – a word that strikes fear into the heart of every UK homeowner.
Subsidence is essentially the ground beneath a property sinking and pulling the foundations down with it. It’s a structural issue that’s associated with eye-watering repair costs, lengthy insurance claims, and properties that become almost impossible to sell on the open market.
But here’s the reassuring news: whilst subsidence is indeed a serious matter, you have more options than you might think.
This comprehensive guide will walk you through everything you need to know about subsidence – from understanding what causes it and how to spot the telltale signs, to exploring your options for remedying the problem and, crucially, how you can still achieve a successful house sale even with subsidence issues.
What is Subsidence and What Causes It?
Subsidence occurs when the ground loses its capacity to support your building’s foundations. As the soil beneath your home shifts, shrinks, or is washed away, it creates voids that cause the foundations to sink unevenly.
This downward movement pulls parts of your property with it, leading to the structural damage we associate with subsidence. It’s worth noting that subsidence is different from ‘heave’, which is when the ground swells upwards – though both can cause similar structural problems.
Understanding what causes subsidence is crucial for both prevention and remedy. In the UK, several factors contribute to this problem:
Clay Soil: The Number One Culprit
Clay soil is by far the most common cause of subsidence in the UK, particularly affecting properties in London and the South East.
During prolonged dry spells – which are becoming increasingly common with climate change and our hotter summers – clay soil shrinks dramatically as it loses moisture. This shrinkage causes the soil to crack and become unstable, removing the support your foundations rely upon.
You can learn more about the properties of these soils from the British Geological Survey. When the rains return, the clay expands again, but rarely evenly, leading to ongoing movement that can severely damage your property’s structure over time.
Trees and Large Shrubs
Whilst we all love mature trees in our gardens, certain species can be a homeowner’s nightmare. Thirsty roots from large trees draw enormous amounts of water from the surrounding soil, causing it to dry out and shrink.
Oak, willow, and poplar trees are particularly problematic – a single mature oak tree can absorb up to 1,000 litres of water every day during summer months. When these trees are planted too close to properties (typically within their mature height distance), their root systems can extend beneath foundations, creating the perfect conditions for subsidence.
Leaking Drains and Water Mains
Water leaks might seem less dramatic than drought, but they’re equally destructive. When drains or water mains leak beneath your property, the constant flow of water can wash away or soften the soil over time.
Sandy or gravelly soils are particularly vulnerable to being washed away, whilst clay soils can become oversaturated and lose their load-bearing capacity. The insidious nature of underground leaks means they often go undetected for months or even years, causing extensive damage before any visible signs appear.
Historical Mining Activity
In certain parts of the UK – particularly Wales, the Midlands, and the North of England – historical mining activity poses a unique subsidence risk.
Old mine shafts and tunnels can collapse decades or even centuries after mining ceased, causing the ground above to suddenly give way to fill the cavity. This type of subsidence can be particularly sudden and unpredictable.
You can check if a property is at risk from coal mining via the government’s official service.
The Telltale Signs: How to Identify Subsidence
Recognising subsidence early can make a significant difference to both the cost of repairs and your property’s future saleability.
However, it’s important not to panic at every small crack – buildings naturally settle over time, and minor cosmetic cracks are perfectly normal. Here’s what you should actually be looking for:
Cracks: The Classic Warning Sign
Not all cracks indicate subsidence, but subsidence cracks have distinctive characteristics that set them apart from harmless settlement cracks.
Subsidence cracks are typically:
- Diagonal, running at an angle from doors and windows.
- Wider at the top than at the bottom, creating a tapered appearance.
- Appearing suddenly, particularly after long, dry periods.
- Wider than 3mm – about the thickness of a 10p coin.
- Visible on both the inside and outside of your property, often following the same path through the wall.
For a more detailed breakdown, the Royal Institution of Chartered Surveyors (RICS) provides excellent consumer guides on identifying structural issues.
Doors and Windows That Won’t Behave
As subsidence causes your property’s frame to distort, doors and windows bear the brunt of this movement. You might find doors that suddenly stick or refuse to close properly.
Windows may jam in their frames or develop gaps that let in draughts. In severe cases, you might notice that door and window frames have visibly shifted from their original square position, appearing wonky or tilted.
Rippling Wallpaper and Other Interior Signs
Sometimes the first signs of subsidence appear inside your home in unexpected ways. Wallpaper might develop ripples or wrinkles along walls, particularly where cracks are forming beneath.
You might notice that previously straight skirting boards have developed gaps between them and the floor, or that floor tiles have begun to crack without any impact damage.
External Warning Signs
Outside your property, subsidence often manifests in several ways. Gaps appear where additions, like extensions, meet the main house, as different parts of the building sink at different rates.
Driveways and paths may crack or sink, particularly near the house where foundation movement affects the surrounding ground. In severe cases, you might even notice that your property appears to lean or that the roofline is no longer straight.
It’s worth emphasising that small, hairline cracks appearing gradually over many years are often just normal settlement and nothing to worry about. However, if you notice any combination of the signs above, particularly cracks that are growing or appearing suddenly, it’s time to investigate further.
Dealing With and Remedying Subsidence
If you suspect subsidence, the conventional approach involves a lengthy process that can test even the most patient homeowner.
Understanding this traditional route helps explain why many people seek alternative solutions.
Step 1: Contact Your Insurer
Your first port of call should be your buildings insurance provider. Most policies cover subsidence, though you’ll likely face a substantial excess – often starting at £1,000 but potentially much higher for at-risk homes.
Your insurer will appoint a loss adjuster and structural surveyor to investigate the claim. The Association of British Insurers (ABI) offers guidance on what to expect when making a claim.
Step 2: The Waiting Game – Investigation and Monitoring
Here’s where patience becomes essential. Insurers rarely approve immediate repairs because they need to establish whether the subsidence is ongoing or historical.
This monitoring period typically lasts 6-12 months, during which tell-tales (precise measuring devices) track any movement in the cracks or their position.
You’re essentially living in a property under observation, watching and waiting whilst the seasons change to see how your home responds.
Step 3: The Fixes – From Simple to Severe
Once the cause is identified and the movement understood, the actual remedies vary enormously in scope and cost:
Simple Fixes: Sometimes, you might get lucky. If a leaking drain is the culprit, repairing it might solve the problem. If a tree is to blame, removing it could stabilise the situation. These solutions might cost a few thousand pounds and cause minimal disruption.
Underpinning – The Major Intervention: For serious subsidence, underpinning becomes necessary. This involves excavating beneath the existing foundations and filling the space with concrete or installing steel piles to create new, deeper foundations. It’s a massive undertaking that transforms your home into a construction site.
The Reality Check: Time, Cost, and Disruption
Let’s be frank about what this traditional route really means. The costs are staggering – underpinning alone can range from £5,000 for a small patch to over £100,000 for complex cases involving an entire foundation.
The entire process, from first contacting your insurer to completing repairs, commonly takes 12-18 months, sometimes longer.
During underpinning, your home becomes barely liveable. Heavy machinery excavates around and beneath your property, rooms may be inaccessible, and the noise and dust are overwhelming. Many families move out entirely during the work, adding temporary accommodation costs to an already expensive process.
The Problem: Why Selling a House with Subsidence is So Difficult
Even after successfully treating subsidence, selling your property presents a unique set of challenges that can make the traditional estate agent route feel impossible.
The Mortgage Minefield
Here’s a sobering reality: many high-street lenders simply won’t offer mortgages on properties with any history of subsidence, even if it’s been professionally remedied years ago. This immediately eliminates the vast majority of potential buyers who need standard mortgage financing, leaving you trying to sell a property in poor condition to a very small market.
The Insurance Premium Penalty
Future buildings insurance becomes a permanent financial burden. Properties with subsidence history face premiums that can be three to five times higher than standard rates. Excess amounts for any future subsidence claims often reach £5,000 or more. When buyers calculate these ongoing costs, even a reduced purchase price might not seem worthwhile.
The Fear Factor
Let’s be honest – the word “subsidence” terrifies buyers. It conjures images of walls cracking apart and houses sliding into sinkholes. No amount of surveyor reports or guarantees can fully overcome this emotional response. Buyers worry about future problems, resale difficulties, and being stuck with an unmortgageable property.
The Chain Reaction of Failed Sales
Perhaps most frustrating is when you do find a willing buyer, only for the sale to collapse during the survey process. The buyer’s surveyor spots the subsidence history, their lender withdraws the mortgage offer, or they simply get cold feet. Each failed sale costs you money in legal fees, not to mention the emotional toll.
The Solution: A Fast, Guaranteed Sale with Property Rescue
This is where Property Rescue offers a completely different approach – one that bypasses all the traditional hurdles of selling a property with subsidence.
We Buy Houses with Subsidence
Property Rescue specialises in purchasing properties that others can’t or won’t buy. Whether your subsidence is suspected, currently being monitored, confirmed, or even if you’re mid-way through an insurance claim, we can help. We’ve seen it all – from minor historical movement to properties requiring extensive underpinning – and nothing phases us.
Addressing Your Concerns Directly
Let’s tackle the main pain points head-on:
- No Need for Repairs: Forget the cost, time, and disruption of underpinning. We buy your property exactly as it stands today. You don’t need to spend a single penny on repairs.
- No Fees Whatsoever: Unlike estate agents, we charge absolutely nothing. In fact, we cover your legal costs too. The price we offer is the amount you receive, with no hidden extras.
- Speed and Certainty: Instead of waiting months or years, we can provide a cash offer within hours of your enquiry. Once you accept, we can complete the purchase in a timeframe that suits you – sometimes in as little as 7 days.
- Guaranteed Sale: Our offer is a firm commitment. Once you accept, the sale is guaranteed. There’s no chain to break, no mortgage to be refused, no last-minute survey panic.
Your Subsidence Doesn’t Have to Define Your Future
Subsidence is undoubtedly a serious structural issue. The traditional route of repairs, insurance claims, and attempting to sell on the open market can be a years-long ordeal filled with expense, stress, and uncertainty.
But discovering subsidence in your property doesn’t mean you’re trapped. You don’t have to endure the disruption of underpinning or the frustration of failed sales. Whether you’re dealing with an inherited property with structural problems or are simply tired of owning a property in poor condition, a fast, guaranteed cash sale offers a clear path forward. It allows you to sell your property and move on with your life without the burden of subsidence hanging over you.
Ready to see what your property could be worth, subsidence and all? Contact us today for a free, no-obligation cash offer and take the first step towards a hassle-free sale.
