Is your home on the move? A guide to subsidence

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That’s why we regularly share expert tips and guidance from our specialist teams that are designed to help you add even more value to your client interactions.

Subsidence is a serious and potentially costly issue for homeowners. To help you and your clients spot the early warning signs, our expert Property Owners team has pulled together some practical advice on what to look out for. You’ll find these tips below – please feel free to pass them on to your clients to help them feel more confident and informed about protecting their home.

Subsidence is one of those property issues that can sound more intimidating than it needs to be, especially if you manage to catch it early. While it’s true that it can cause damage and be costly to fix, knowing what to look for can help you stay one step ahead.

In this guide, we’ll walk you through what subsidence is, what causes it, how to spot the signs, and what to do if you think your home might be affected.

What is subsidence?

Subsidence happens when the ground beneath a building sinks, causing the foundations to shift. This movement can lead to cracks in walls, sticking doors and windows, and other signs that the structure is under stress. It’s not always easy to spot early on but catching it sooner rather than later can help reduce the impact.

Which homes are most at risk of subsidence?

Did you know that one in 10 homes is at risk of subsidence by the year 2070? That said, some homes are more likely to experience subsidence than others.

The most common causes of subsidence are:

• Tree roots – roots from nearby trees or large shrubs can draw moisture from the soil, causing it to dry out and shrink. Look out for oak, willow, and sycamore trees.
• Clay soil – clay soil is particularly reactive to changes in moisture as it shrinks when dry and swells when wet. This constant movement puts pressure on your home’s foundations.
• Leaking drains or pipes – water escaping from damaged pipes can soften or wash away the soil supporting your foundations.
• Drought or prolonged dry spells – extended periods without rain can dry out the soil, especially in warmer months.

How to spot the warning signs

Subsidence can develop gradually, so it’s important to keep an eye out for early warning signs, which include:

• Cracks in walls – look for diagonal cracks, especially those wider than 3mm, or those that appear around doors and windows.
• Doors and windows sticking – if they suddenly become difficult to open or close, it could be a sign the frame has shifted.
• Sloping floors – particularly in older homes, uneven floors can be a sign of movement.
• Cracks where extensions meet the main building – these areas are more vulnerable to movement and can show signs of stress first.

Not all cracks are a cause for concern – some are simply cosmetic or due to natural settlement – but if you’re unsure, it’s always best to get a professional opinion.

I’ve spotted signs of subsidence. What now?

If you notice any of the signs above, don’t panic – but it is important to act. The first step is to contact a qualified surveyor or structural engineer. They’ll be able to assess the situation and determine whether subsidence is the cause.

You should also let your home insurance provider know. Many policies include cover for subsidence, and your insurer can guide you through the next steps, including arranging inspections or repairs if needed.

Depending on the severity, solutions might include:

• Underpinning – strengthening the foundations to prevent further movement.
• Tree management – tree pruning or removing trees that are affecting the soil.
• Drain repairs – fixing any leaks that may be contributing to soil erosion.

Simple steps to prevent subsidence

While you can’t control the soil beneath your home, there are a few things you can do to reduce the risk:

• Be mindful of tree planting – avoid planting large trees too close to your home. As a general rule, the distance between a tree and your house should be at least equal to the tree’s expected height.
• Choose the right plants – opt for drought-resistant shrubs and trees that require less water.
• Maintain your drains and gutters – regularly check for leaks or blockages that could lead to water pooling near your foundations.
• Monitor your home – keep an eye on any cracks or changes in your property, especially during dry spells or after heavy rain.
• Seek expert advice – if you’re unsure about a tree or crack, it’s worth getting a professional opinion before taking action.

What’s climate change got to do with subsidence?

As the climate changes, the risk of subsidence is increasing – particularly in areas with clay soil. Hotter, drier summers and more extreme weather patterns are becoming more common, which can lead to soil drying out and shrinking.

In recent years, the UK has seen a noticeable rise in subsidence claims, especially following heatwaves like those in 2018 and 2022. These events caused long dry spells, which led to a surge in ground movement and property damage – particularly in South East England and parts of London.

With extreme weather expected to continue, it’s more important than ever to keep an eye on your property and take preventative steps where possible.

Beyond subsidence: what else to look out for

Subsidence isn’t the only type of ground movement that can affect your home. Here are a few others to be aware of:

• Ground heave: This is the opposite of subsidence – when the ground swells and pushes upwards, often due to increased moisture or the removal of a tree.
• Landslip: Also known as a landslide, this is when soil moves downhill, potentially taking part of a building with it.
• Settlement: A natural process that usually happens in the first few years after a building is constructed. It’s generally harmless and often results in minor cracks that are easy to fix.

Why claims can cost more than you might expect

Subsidence claims often require detailed investigations by structural engineers, which can be costly. Because of this, the insurance excess for subsidence, ground heave, and landslip is typically higher than for other types of claims. This helps cover the cost of professional assessments, and discourages claims for relatively minor damage that could be more cost-effectively managed by alternative means.

If you’re concerned about subsidence, it’s a good idea to check your home insurance policy. Most standard policies include cover for subsidence, but it’s worth confirming what’s included and what the excess is.