Subsidence defined and explained

Subsidence is the sudden sinking or gradual downward settling of the ground's surface and in relation to a property, the effect this has on the structure and therefore the value of the property to the market. It’s important to examine each sign you spot in detail before assuming the worst.

Cracks often lead homeowners to suspect subsidence. However, they’re much more likely to be caused by natural shrinkage and swelling as temperature and humidity change. New or freshly plastered homes usually develop small cracks as the plaster dries and the structure settles. If a crack is caused by subsidence it will be thicker than a 10p coin (more than 3mm), diagonal, and wider at the top than the bottom, visible internally and externally and often found close to doors and windows. It may also extend below the damp-proof course (a layer of waterproof material in the wall of a building near the ground, used to prevent rising damp).

Subsidence is one of the most serious problems a property can suffer, potentially affecting not only your home’s structural safety but also its resale value.

Remedial works or selling?

If you think your house is subsiding, contact your insurer as soon as possible. They’ll arrange for a full survey to confirm whether or not it’s a genuine case of subsidence. With most policies, you're covered against subsidence and ground heave, although there are several exclusions – for example, if the subsidence is a result of construction or demolition, or due to defective materials or faulty workmanship. For more details, take a look at your policy wording.

In some cases, the problem may be monitored which involves digging a hole beside your home to find out what’s causing the problem, and tracking how far and fast the property is moving. This can take around a year. In most cases, this will end with finding and removing the cause of the subsidence. However, in serious cases, your home may need structural support from a process called underpinning to help strengthen the foundations.

If you are not covered by insurance, if the monitoring will take too long or you can not afford to wait then a sale by auction can often be the solution.

Insurance or a Property Sale Appraisal?

It starts with a conversation, either call us or submit an email request and we will have a full pre-appraisal discussion which will enable us to compile your Property Sale Appraisal which will provide you with all the information you need to make the best decision possible with regard how to proceed.

Fixing the subsidence and structural damage through your insurance policy will almost always be the best advice, however, when you cannot afford to spend the time and money involved in a sale by auction that can be worth seriously considering.

At auction it is generally properties requiring structural repair that make the best and most successful lots, the result being extremely competitive bidding and a finish price often well above even the most enthusiastic estate agent pricing.

It is critical that a property with structural repairs is required to be sold by auction as a sale by private treaty (the estate agency method) or tender is very likely to result in underselling or multiple time-wasting ‘fall thoughts’.