This article is for general information and guidance only. It is not financial advice and should not be relied on as a personal recommendation. If you are unsure whether a financial product is right for you, you should seek independent financial advice.
Subsidence can affect the structure of your property and may result in the need for extensive repairs if it is not addressed. The good news is that, with the right information, it can often be identified early and managed effectively.
In this guide, we’ll cover:
- What subsidence is and what causes it
- Key signs of subsidence to look for in your home
- What to do if you suspect your home has subsidence
- How subsidence can be fixed
- Understanding repair costs and funding options
What is subsidence?
Subsidence happens when the ground beneath a property shifts or sinks, pulling the foundations down with it. This movement puts stress on the structure of your home, which may cause structural cracks, sticking doors and uneven floors.
It is different from normal building settling, which many properties experience over time as materials naturally contract. Subsidence could be more serious and may worsen if the underlying issue is not addressed by a professional.
What causes subsidence?
There are several reasons why ground movement may occur beneath a property. Some of the most common include:
- Soil type: Certain types of soil are more prone to movement than others. Clay soil, for example, can shrink during dry periods and expand when it absorbs water. This constant change may lead to instability beneath your foundations.
- Tree roots: Large trees and shrubs planted close to your home could draw large amounts of moisture out of the soil. Over time, this may cause the ground to dry out and shrink.
- Leaking drains or pipes: Underground water leaks beneath your property could wash away or soften the soil supporting your foundations, causing the ground to shift unevenly.
- Extreme weather cycles: Long periods of hot, dry weather followed by heavy rainfall may affect moisture levels in the ground, increasing the likelihood of soil movement.
Key signs of subsidence to look for in your home
Spotting structural movement early may help reduce the extent of damage and keep overall repair costs lower. Common signs to look out for include:
Diagonal cracks in walls
Cracks caused by subsidence are often:
- Wider than 3mm (about the thickness of a 10p coin)
- Diagonal rather than vertical, often running wider at the top than the bottom
- More noticeable near doors, windows or where an extension joins the house
They may also appear both inside and outside your property.
Sticking doors and windows
If doors or windows suddenly become difficult to open or close, it could be due to the frame warping as the building shifts.
Uneven or sloping floors
Sloping floors or expanding gaps between your skirting boards and the floor may suggest movement beneath the property, especially if the issue seems to worsen over time.
Rippling wallpaper
In some cases, wallpaper may start to crease, tear or ripple along walls without any visible signs of damp.
Practical tip: Avoid plastering over or painting newly formed structural cracks before a surveyor inspects them. Take photos with a coin or ruler placed next to the crack so you can accurately track whether it is widening over time.
Things to consider if you suspect your home has subsidence
If you notice any of the warning signs above, taking swift, calm action can help protect your property from further damage.
Consider:
- Speaking to a professional structural engineer: A qualified structural engineer or surveyor can assess your property to confirm whether active subsidence is present and help identify the underlying cause.
- Contacting your insurer: If you have buildings insurance, your policy may cover subsidence-related damage. Keep in mind that standard policies often carry a specific subsidence excess. Your provider can guide you through their claims process and arrange detailed inspections.
- Monitoring the situation: In many cases, professionals will recommend placing monitoring devices over cracks for 6 to 12 months. This monitoring period helps confirm whether the ground is actively moving before starting major work.
How might subsidence be fixed?
The right solution will depend on the cause and severity of the movement. Common approaches include:
- Repairing drains or pipes: If the issue is caused by an underground leak, fixing the damaged pipework can quickly stabilise the ground and prevent further soil erosion.
- Managing surrounding vegetation: Pruning or carefully removing large trees and shrubs near your property may reduce moisture loss from the soil, helping to limit further movement.
- Improving drainage: Ensuring that surface water drains away from your property correctly helps maintain consistent moisture levels in the surrounding soil.
- Underpinning: In more serious cases, underpinning may be required. This involves strengthening and extending the existing foundations deeper into more stable ground. While underpinning is a major undertaking, it provides a reliable long-term solution where other methods may not be enough.
Understanding subsidence repair costs and funding options
The cost of fixing subsidence can vary widely depending on the root cause and the extent of the damage. Resolving a leaking pipe or addressing minor drainage issues will typically cost less than extensive work, such as underpinning.
While insurance may cover major structural repairs, homeowners could still face unexpected out-of-pocket expenses. This might include paying a high insurance excess, funding repairs to uninsured garden walls or covering work that falls outside standard policy terms.
If you are faced with uncovered expenses or need to manage unexpected structural bills, there are several ways you could fund the work. Depending on your financial situation, you might consider:
- Using emergency savings
- Extending your existing mortgage
- Using a credit card for smaller amounts
- Spreading the cost over a longer term with a homeowner loan
However, it’s important to carefully evaluate all available options and choose the approach best suited to your circumstances. Taking out a homeowner loan or securing debt against your home puts it at risk of repossession, so it isn’t the right solution for everyone.
Can subsidence be prevented?
While it may not always be possible to prevent ground movement completely, simple steps can reduce the risk:
- Keep large trees and moisture-heavy plants at a safe distance from your home
- Maintain drains and outdoor pipework to prevent unnoticed leaks
- Ensure proper rainwater drainage around your property
- Keep an eye on minor cracks or cosmetic changes in your home over time
Taking these proactive steps could help protect your property and offer reassurance. If repairs do become necessary, exploring both insurance and funding options could give you a clearer path forward.
Representative 21.82% APRC (Variable)
For a typical loan of £18,900 over 180 months with a variable interest rate of 18.72% per annum, your monthly repayments would be £335.99 for 179 months and then a final payment of £335.79. This includes a Product Fee of £1890.00 (10% of the loan amount) and a Lending Fee* of £763.00, bringing the total repayable amount to £60,478.00. Annual Interest Rates range between 8.6% to 27.87% (variable). Maximum 50.00% APRC. *Lending Fee varies by country: England & Wales £763, Scotland £1,051, Northern Ireland: £1,736.
Think carefully before securing debts against your home. Your home may be repossessed if you do not keep up repayments on your mortgage or any other loan secured against it. If you are thinking of consolidating existing borrowing, you should be aware that you may be extending the terms of the debt and increasing the total amount you repay.
