Subsidence insurance
Compare home insurance quotes for properties affected by subsidence
What does subsidence insurance cover?
Subsidence is covered by most house insurance policies, but only if your home has never suffered from subsidence in the past. A good policy will cover repairs to damage caused by subsidence, as well as replacement costs for lost items and alternative accommodation.
If your home has irregular features, or is at risk of coastal or riverbank erosion, you might need specialist insurance. This’ll offer cover for damages outside of your home too. Plus underpinning and other subsidence preventative measures.
How much does subsidence insurance cost?
According to our research, the average cost of home insurance policies covering homes with subsidence is £320.06 a year.*
The cost of insuring a property with subsidence will vary depending on:
- The type of building
- How close trees are to your house
- Your proximity to water
It's likely to be more expensive to insure a home with a history of subsidence than one without. Premiums are likely to be higher and you might find that less insurers are willing to offer you cover.
If you want to renew your home insurance after a subsidence claim, your existing insurer may still offer you a renewal, but they're not obliged to and you're likely to see a rise in your premium. They might also exclude subsidence cover from any future claims.
*According to GoCompare data, the average cost of home insurance policies bought through GoCompare for homes with subsidence in March 2021 was £320.06 a year.
What causes subsidence?
Subsidence occurs when the ground beneath a building begins to sink. The sinking causes stress on the foundations, resulting in cracks on the inside or outside of the building.
If left untreated, subsidence can cause the building to lean to one side and become structurally unsound. It can cost a lot to repair damage caused by subsidence, so it's worth making sure your home insurance covers it.
Here are a few common causes of subsidence:
Trees and vegetation
Tree roots may disturb and dislodge the soil beneath your home causing subsidence.
The following trees are often involved in subsidence incidents:
- Oak
- Willow
- Sycamore
- Ash
- Plane
- Poplar
Clay soil
Homes built on clay soil will be affected more than those that aren’t, as clay soil shrinks a lot when the weather is warm. This is sometimes worsened by other factors such as trees.
Heat and drought
The soil your home is built on shrinks in dry weather, so your home could sink slightly, making it lopsided and causing major cracks in walls
Leaking water
Escape of water beneath a property could soften the underlying soil. This reduces the ground’s ability to support the weight of the building, causing it to sink.
Age and construction of property
Cracks and movement in old houses are due to the more traditional building materials that were used, such as lime, which allow the building to move more.
Poorly thought out renovations can also affect the structure, which makes subsidence more likely.
Underground mines
Homes built in an area that used to be mined can have unstable foundations, which can lead to subsidence too.
How can I avoid subsidence?
Here are a few ways you can prevent subsidence:
1. Don’t plant trees or shrubs too close to property
If you're planting new trees and shrubs, don’t put them too close to your home.
Buildings with shallow foundations are at risk of subsidence caused by trees and roots. If your house was built before 1950s, it will be particularly susceptible.
Tree roots seek water and grow towards drains which aren’t watertight. However, they’re unlikely to break through solid foundations.
2. Prune plants already there
Prune bushes and trees regularly. Have large, older trees surveyed every few years to see if they pose any immediate danger to your property.
3. Maintain underground pipes
If a pipe leaks or a drain overflows under your home, it will make the earth damp and weak, potentially causing heave and moving the foundations of your home.
You must maintain the pipes and drains under your home, even if they are difficult to access. If you suspect water’s escaped underneath your house, contact your insurer - it might put you in touch with a CCTV drainage surveyor.
4. Check for cracks and signs of subsidence
If you’re buying a house, look out for large diagonal cracks, inside and out, and check that the doors and windows shut properly.
If you can’t see any cosmetic concerns, read your homebuyers or RICS Building survey.
The latter is best for older properties because it breaks down structural issues into a traffic light, colour coded (red, amber, green) rating system, alerting you to any hidden structural red flags, not just for subsidence, and how serious the issue is.
The Homebuyer report doesn’t consider damage under floorboards or behind walls.
How to check for signs of subsidence
If you suspect your property is at risk, there are tell-tale signs that can help you identify whether you’re affected
Some of the signs are:
1. Large cracks
Cracks caused by subsidence may be found in inner and outer walls. They can appear and spread quickly, be thinner at one end, run diagonally, and be found around windows and doors.
2. Doors and windows not closing or opening
Doors and windows may become jammed, stuck or not close properly if they're out of alignment.
3. Sloping floors
Sagging or sloping floors, ceilings and walls may be an indication that your house foundations aren't straight.
4. Wallpaper wrinkling along wall and ceiling joints
Cracks in walls that are hidden beneath the wallpaper may cause it to wrinkle.
5. Cracks around a home extension
If you have an extension, you may spot cracks around where the extension joins your home.
Frequently asked questions
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To work out whether subsidence has been an issue for your house, check the subsidence history of the property. You could ask your neighbours about the area.
Properties with a history of subsidence are difficult to insure and you might end up paying higher premiums with a specialist insurer - shop around to find a policy that works for you.
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Ground heave is the opposite of subsidence. It’s the upward movement of the ground when soil gets wet and expands.
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Subsidence excess may cost more than the standard home insurance policy excess.
Repairing damages caused by subsidence can be expensive so insurers set a higher excess to try and recover some of the cost.
Look out for larger compulsory excesses if you need to claim. If there is an increased excess for subsidence, it’ll be listed in your policy documents.
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Most homes will get a crack or two, but cracks from subsidence look slightly different. Look for long cracks that run diagonally and are thinner at one end.