Two questions dominate every subsidence conversation we have with homeowners: does my insurance cover it, and what happens when I sell? Here are the straight answers.
Does building insurance cover subsidence?
Standard UK buildings insurance almost always covers subsidence damage – but with a distinctive excess, typically £1,000 (higher than other perils), and only for damage caused by downward movement of the ground beneath the property. It does not cover normal settlement, thermal movement, or defective workmanship. Insurers will investigate before accepting a claim: expect monitoring, drain surveys and soil analysis before repairs – typically over several months.
What the insurer will do
Appoint a loss adjuster, commission crack monitoring to establish whether movement is ongoing, investigate the cause (trees and leaking drains top the list on London clay), then remove the cause – underpinning is a last resort in a minority of cases. You are entitled to your own independent advice throughout: our subsidence investigations regularly run alongside insurer claims to keep them honest and moving.
How long do you have to declare subsidence?
Forever, in practice. Sellers must answer the TA6 property information form honestly, and “has the property ever suffered subsidence?” has no time limit – an unmentioned historic claim can surface later as misrepresentation. The good news: a property with a properly investigated, repaired and documented subsidence history (with a Certificate of Structural Adequacy) is insurable and mortgageable, and buyers are increasingly pragmatic where the paperwork is complete.
Buying a house with past subsidence?
Get the claim documents, the Certificate of Structural Adequacy, and a Level 3 Building Survey to confirm the movement is historic – then negotiate accordingly.
Cracks appearing, or a claim going slowly? Call 020 4579 8270 for independent subsidence advice, or book an inspection. Insurance terms vary by policy – check your own wording.