Subsidence insurance

Just the word 'subsidence' tends to strike fear in every homeowner's heart. It is often associated with substantial financial costs, issuing a subsidence claim on your home insurance policy, and a whole lot of hassle which – understandably – no one wants to deal with.

Subsidence is when the ground beneath a home or property begins to cave inward or sink, causing the property itself to move and alter. If the ground sinks unevenly, the house and its foundations can become misaligned, dramatically impacting the property's structural integrity. This can result in damage to the exterior and interior of your home which is why it's essential that your home is covered in case subsidence occurs.

Although some insurers will provide subsidence cover with your standard home insurance, most insurers will not, especially if your home has a history of subsidence. Therefore it's essential to know if you are currently covered or not. You may need to purchase a subsidence cover add-on with your existing insurer or take out a separate subsidence home insurance cover if you aren't.

If you need to take out subsidence insurance, this article will explain everything you need to know. From what subsidence insurance covers, what causes subsidence, how to prevent it, and how much subsidence cover can cost you.

What does subsidence insurance cover?

Most subsidence insurance policies will cover costs associated with repairing damage and loss suffered due to subsidence. But most policies will not cover expenses associated with preventing subsidence. For instance, fixing the cracks on your building or finding alternative accommodation if there is substantial damage will be covered. But costs involved with stopping your house from sinking further usually won't.

As with all home and buildings insurance policies, there will be an excess which you will have to pay before receiving a payout. But you can acquire policies tailored to your needs that can minimise your excess as much as possible and cover preventative measures.

How much does subsidence insurance cost?

The cost of subsidence insurance is dependent on the following factors:

• The type of property
• History of subsidence
• How close the property is to water
• How close trees are to your house

As such, it's hard to estimate the cost of cover since it will vary on a case-by-case basis. Therefore, it's best to obtain a quote for insurance cover that is comprehensive, affordable, and applicable to your circumstances.

What causes subsidence?

Various different risk factors cause subsidence in a home. Although not an exhaustive list, below are the most common causes:

Nearby trees and undergrowth

Trees and undergrowth can affect the soil beneath a home. If they are too close, tree roots can suck up moisture from the ground, which then leads the earth to become dry, cracking and becoming brittle, and falling apart. The unstable ground will cause misalignment with the foundations and the building, which can then result in subsidence in your home.

Leaking drains and pipes

On the flip side, leaking water from burst drains or pipework can also cause your house to sink. An excess of water can soften the soil, which reduces the soil's ability to support the building's foundations and weight. This will result in the foundations and the structure slowly sinking into the ground, which can then cause subsidence.

Clay soil

Subsidence is a much more prevalent issue with homes that are built on clay soil. This is because clay soil is much more reactive to dry or wet conditions – the soil will expand when moist and contract when dry. Therefore, homes built on clay soil must be extra careful with trees and/or leakage issues as the effects will be compounded.

Intense weather

Although the UK doesn't tend to suffer from extreme weather, specific areas within the country are susceptible to flash flooding or heat waves from time to time. This can affect the moisture levels in the soil, resulting in subsidence in a home. As mentioned above, houses that are built on clay soil need to be more mindful of this.

Mines

Ground that surrounds old underground mines and quarries can be compromised and structurally unsound. Therefore, if your home is built on this terrain, this can cause unstable foundations, which can lead to subsidence. Although this affects far fewer houses than the other options on this list, it is still something to be aware of.

Property's age and construction

The UK minimum for how deep home foundations need to be set is 1 metre. Older houses made in the Edwardian or Victorian era will have shallower foundations, increasing the risk of subsidence damage. Additionally, renovations or structural changes that are not adequately planned with good foundations and building regulations in mind will undoubtedly be at more risk of subsidence.

What does subsidence look like?

A trained eye from a building surveyor will be able to pick up on the signs of subsidence much sooner than a regular person. Still, some tell-tale giveaways can help you determine whether your home has been affected or not.

Large cracks in your home

Cracks across inner and outer walls are among the most common signs of subsidence. They are generally large diagonal cracks that are thinner at one end and are often (but not always) found around weaker points of the building such as windows, doors, and where an extension may meet the main property.

Sloping floors

Suppose the floors, walls, or ceilings in your home are sloping and/or sagging. In that case, this could indicate that the foundations of your house aren't aligned properly, which could be due to subsidence.

Rippling wallpaper

The wallpaper in your home may begin to wrinkle and ripple without any visible dampness or moisture. This can occur if there are cracks underneath the wallpaper, which could suggest subsidence.

Windows or doors that won't close or open

Often, windows and doors will suddenly stick and become jammed for no apparent reason, or they will no longer close properly. The sudden misalignment of your doors and windows can be a sign of subsidence.

What should I do if I suspect subsidence?

If you suspect your property may have subsidence, it can be easy to panic and assume that your home and savings are doomed. But this isn't necessarily the case. While it's certainly a hassle you probably wish you didn't have to deal with, there are steps you can take to ensure you minimise the damage to your home – and your wallet – as much as possible.

Firstly, don't delay - be proactive. Don't delay the actions you should take by pretending the problem doesn't exist, as this will only make the situation worse. The problem will not go away – it will only worsen – and therefore, you need to act immediately so the subsidence can be treated promptly and effectively.

Secondly, get in touch with us as soon as possible. You can either pop into your local A-Plan branch or contact us over the phone and inform us of your concerns. We will be able to advise and assist you with all things subsidence-related and best guide you on your options.

How can I avoid subsidence?

We now know the most common causes of subsidence and what it looks like; let's explore the various ways to prevent subsidence from happening in the first place.

Don't plant trees or undergrowth too close to your home

Planting trees and undergrowth too close to your home will put you at greater risk of subsidence – this is particularly relevant for houses built with shallower foundations and/or on clay soil.

It is also good practice to prune your trees regularly and to have any large and older trees surveyed every couple of years. This will keep you up to date on whether the trees present a sudden risk and will enable you to be proactive and get ahead of the problem sooner before any significant damage to your home and belongings.

Maintenance of drains and pipework

Permanent damp earth and soil can result in subsidence. Especially in the UK, where you can expect year-round wet weather, it's crucial that you conduct regular maintenance on your home's drains, gutters, and pipework. It's on you to ensure they are clear of debris, unbroken, and generally in good shape so that they are watertight and no water is leaking into the soil.

If your home's drainage system is an issue you are concerned about, you can arrange for a CCTV drainage survey to be conducted on your property. They will thoroughly examine all waterworks to ensure everything is in good condition and working as it should.

Consult with a building surveyor

A building surveyor will be able to analyse and accurately determine whether your property is at risk of subsidence or not. The report will touch on any potential red flags for subsidence the building has, as well as possible solutions. This information can be vital when looking to buy a new property or determining if your current property is at risk.

Follow building regulations

Whether you want to expand your home with a conservatory or build a side extension, you must first check if you need approval before you decide to begin renovating. The Building Regulations 2010 will outline and detail practical guidance on how to comply with the regulations when extending your home so that you are at less risk of subsidence.

Can you fix subsidence?

Subsidence can potentially be fixed, but it depends entirely on what caused it. If it is due to the house's drainage system, then fixing the plumbing and pipework could do the trick without having to break the bank. But if it's because the ground beneath a building is structurally compromised due to a nearby quarry, this will be a much more challenging and more expensive problem to solve.

The most common and more general fix is to underpin the building's foundations in order to strengthen it. This can be done by either installing a second layer of concrete or support beams to hold the structure in place. As you can probably tell, both options will come at a premium. However, regardless of the cause of subsidence and the suitable solution, the property would have to be monitored with a close eye, ensuring the subsidence does not get worse and has indeed stopped.

Frequently asked questions about subsidence.

What's the difference between subsidence and heave?

Although both are typically covered under a subsidence insurance policy, they are slightly different. Subsidence is when the ground caves inwards, causing a downward movement of the building.

Heave is the opposite, where the soil beneath a building swells and expands due to excess water, eventually causing the ground to move upwards and outwards. While they have opposite effects, both will often cause similar damage to buildings and homes.

What is the subsidence excess?

Excess for subsidence insurance will undoubtedly be higher compared to the standard home insurance excess. This is because repairing damages caused by subsidence can be expensive, so to offset this, insurance providers set higher excess in order to recoup some of the costs back.

While the exact number will vary depending on the provider, subsidence can be as high as £800-£1000.

Does subsidence devalue a property?

It depends, but typically, yes, it does devalue a property slightly. As with some insurance providers who can be wary of providing cover for a home that has had subsidence, home-buyers can be mindful of purchasing a property with a subsidence history as well. This is mainly due to the risk involved with potential incidents occurring in the future and can result in fewer buyers for the house in the future.

On average, subsidence risks knocking off between 10 and 20% of the market value of your home, but the exact amount will vary depending on the following factors:

• Level of subsidence
• What action was taken to resolve it
• The cost of repairs
• How long ago it happened
• The current state of the property