Subsidence is the nightmare that keeps homeowners awake at night – when the ground beneath your property sinks, pulling your home’s foundations down with it and potentially causing severe structural damage. It’s not just an inconvenience; it’s a serious structural issue that can transform your dream home into a money pit of repairs and worry.
According to recent analysis by LexisNexis Risk Solutions of British Geological Survey data, an alarming 4.5 million households in the UK are already at risk of subsidence today. Even more concerning, if current climate trajectories continue, an additional 1.2 million homes in England will face subsidence issues by 2050 – a staggering 27% increase. With the Association of British Insurers reporting 18,000 subsidence claims in just the second half of 2022 following record-breaking summer temperatures, this growing problem shows no signs of slowing down.
Table of Contents
What Are the Main Causes of Subsidence in UK Properties?
Understanding what triggers subsidence is the first step in protecting your property. Several factors can contribute to this foundation-threatening condition:
Clay Soil Shrinkage
Clay soil, particularly common in the South and East of Britain, is the most prevalent cause of subsidence. This type of soil contains moisture that can shrink during dry periods and expand when wet again. During extended droughts, this shrink-swell cycle can become problematic, causing the ground to sink and pull your foundations down with it.
Thirsty Tree Roots
Trees planted too close to your home, especially species like willow, elm, ash, and oak, can extract significant moisture from the soil. Their roots draw water away, causing the ground to dry out and shrink. This is why trees are often the primary culprit in subsidence cases.
Mining & Ground Instability
Areas with historical mining activity or quarries that have been excavated and refilled can experience ground instability. As these filled areas settle over time, they may create uneven support for buildings above.
Drainage Issues
Leaking pipes, drains, or guttering can wash away or soften the soil beneath foundations. Over time, this erosion creates voids under your property, leading to sinking and structural damage.
What are the First Signs of Subsidence in a House?
Catching subsidence early can save you thousands in repair costs. Look out for these tell-tale indicators:
Diagonal cracks wider than 3mm (about the width of a pound coin), especially if they’re wider at the top than the bottom
Cracks that appear around doors and windows, often accompanied by doors that stick or won’t close properly
Visible cracks on both the interior and exterior walls of your property
Rippling wallpaper not caused by damp
Sloping or uneven floors and skirting boards
Separation between extensions and the main building
It’s worth noting that some cracks can be due to normal settlement, particularly in newer properties. However, if you spot these signs, it’s better to investigate further rather than hope for the best.
How to Deal with Cracks and Subsidence in a Property?
If you’ve noticed potential signs of subsidence, taking prompt action is essential. Here’s what to do:
Contact your home insurance provider immediately – most policies cover subsidence damage
Arrange for a professional assessment by a structural engineer or subsidence specialist
Implement recommended solutions, which might include tree management, drainage repairs, or underpinning
Monitor the property for any further movement or changes
Keep all documentation of investigations and repairs for future reference
Is Subsidence Expensive to Fix?
The cost of addressing subsidence varies significantly depending on the severity and underlying cause. According to data from Checkatrade, underpinning costs can be substantial:
| Method | Average Cost Per Square Metre | Typical Total Cost |
|---|---|---|
| Mass Concrete Underpinning | £1,500 | £10,000 – £15,000 |
| Beam and Base Underpinning | £2,000 | £12,000 – £20,000 |
| Piling | £2,600 | £15,000 – £30,000 |
These figures represent just the underpinning costs – additional expenses for cosmetic repairs, addressing the root cause, and potential accommodation during major works can push the total much higher. Some severe cases have seen repair bills exceeding £30,000, with LV= reporting larger claims costing around £30,000 and some even reaching in excess of £500,000.
Can Subsidence Be Reversed?
Once subsidence has occurred, the damage cannot technically be “reversed” – but it can be effectively stabilized and prevented from worsening. The right approach depends on the specific cause and severity of your situation.
For minor cases related to soil shrinkage, managing vegetation and improving drainage may be sufficient. In more severe cases, underpinning provides a permanent solution by strengthening and deepening the foundations.
With proper professional intervention, a property that has experienced subsidence can be made structurally sound again. However, it’s important to understand that even after repairs, you’ll need to disclose the history of subsidence when selling.
Does Subsidence Affect House Price?
If you’re wondering “does previous subsidence affect house price,” the simple answer is yes. Properties with a history of subsidence typically sell for less than comparable homes without foundation issues. Subsidence can reduce your property’s value by approximately 20-25% below market rate.
For example, if your property would normally be valued at £300,000, subsidence issues could reduce its value to around £225,000-£240,000. Even after remedial work has been completed, the stigma of previous subsidence might still impact your property’s value, though to a lesser extent.
Is It Possible to Sell a House with Subsidence?
Selling a property with subsidence isn’t impossible, but it does present unique challenges. Many mortgage lenders are reluctant to lend on properties with ongoing subsidence issues, significantly limiting your pool of potential buyers. However, there are several routes you can explore:
Selling a House with Historic Subsidence
If your property has a history of subsidence that has been properly addressed with documentation to prove it, you’ll find the selling process much smoother. You’ll still need to disclose the history, but with evidence that the issue has been resolved, many buyers will be reassured.
Selling to Cash Buyers
Property developers and professional landlords often purchase with cash, bypassing the mortgage lender restrictions. Specialist property buying companies like Property Saviour specifically look for properties with issues like subsidence that scare away conventional buyers.
Selling a House with Subsidence at Auction
Selling problem properties through auctions presents several notable drawbacks that sellers should carefully consider.
While auctions attract investors looking for value-add opportunities, they typically result in lower sale prices compared to traditional methods, especially for properties with significant issues like subsidence. Many buyers will factor in substantial risk discounts when bidding on problematic properties, often leading to offers well below market value.
The auction environment can be particularly challenging for selling problem properties for several reasons:
- Limited preparation time for buyers: Potential buyers have restricted time to conduct thorough surveys and structural assessments, making them more likely to submit cautious, lower bids when structural issues like subsidence are involved.
- Auction fees reduce proceeds: Sellers must pay auction house fees (typically 2-3% of the sale price) plus marketing costs, further reducing net returns from an already discounted sale price.
- Reserve price dilemma: Setting the reserve too high risks the property not selling at all, while setting it too low could result in a significant financial loss. This becomes especially problematic with subsidence issues, where valuation is already complicated.
- Less control over timing: Once committed to an auction, sellers must accept the result on auction day, regardless of market conditions or bidding interest.
- Market stigma: Properties at auction can be perceived as “distressed sales,” sometimes attracting predatory bids from buyers expecting significant discounts.
- Limited negotiation options: Unlike private treaty sales, auctions don’t allow for negotiation on terms beyond price, such as completion timelines or retention amounts for remedial work.
- Financing challenges for buyers: Many mortgage lenders are reluctant to lend on properties with subsidence, limiting your buyer pool primarily to cash buyers who expect substantial discounts.
The auction format works best when sellers are realistic about these limitations and prepared to accept a discounted price in exchange for a potentially quicker, more certain sale.
Do I Have to Declare Underpinning When Selling My House?
Absolutely. Transparency is not just ethical but legally required. When selling your property, you must disclose any underpinning or subsidence history on the Property Information Form (TA6). Failing to disclose could result in legal action from buyers who discover the issue later.
Even if you tried to hide it, your buyer’s solicitor will likely uncover the history during their searches, and most buyers will commission a survey that would detect signs of past underpinning work. Being upfront about the property’s history builds trust and prevents sales falling through at the last minute.
Will Anyone Buy My Home with Subsidence?
If you’re thinking “will anyone buy my home with subsidence,” the answer is yes – but it’s about finding the right buyer. While traditional buyers might shy away, there are specialist buyers who focus on precisely these types of properties.
At Property Saviour, we understand the stress of owning a subsidence-affected property. We buy homes with structural issues at fair prices, offering a hassle-free alternative to the uncertainty of the open market. Our process eliminates the worry of sales falling through due to mortgage lender concerns or last-minute negotiation tactics.
Your Options When Selling a House with Subsidence
When faced with selling a subsidence-affected property, you have several options:
Fix It First: Complete all necessary repairs before marketing the property. This maximizes your sale price but requires significant upfront investment.
Adjust Your Price: List it as-is at a reduced price that accounts for the cost of repairs. This attracts investors but means accepting a lower offer.
Sell at Auction: Auctions attract investors looking for projects. Set a realistic reserve price.
Sell to a We Buy Any House Company: Property Saviour buy problem properties directly, offering a quick, guaranteed sale without the uncertainty of the open market.
Each option has its merits depending on your timeline, financial situation, and how much involvement you want in the repair process.
How to Value a House with Subsidence?
Valuing a property with subsidence requires considering several factors:
The severity of the subsidence
Whether it’s ongoing or historical and repaired
The estimated cost of necessary repairs
The desirability of the location
Comparable properties in the area
As a rule of thumb, deduct at least the cost of repairs from the property’s standard market value. For ongoing subsidence, buyers typically expect a discount of 20-25%, while for properly repaired historical subsidence, the discount might be 5-10%.
Do Houses Fall Down with Subsidence?
While dramatic collapses are extremely rare in the UK, untreated subsidence can lead to serious structural instability over time. Most subsidence progresses gradually, starting with cracks and progressing to more serious structural issues if left unaddressed.
The real danger comes from ignoring the problem. What begins as minor movement can worsen over years, potentially making a property unsafe. However, with proper monitoring and intervention, even significantly affected properties can be stabilized before reaching a dangerous state.
Is It Safe to Stay in a House with Subsidence?
Minor subsidence typically doesn’t present immediate safety risks, and many people continue living in properties with early signs of subsidence while investigations and repairs are conducted. However, if you notice rapidly worsening symptoms or structural elements appear compromised, it’s best to seek professional advice about safety.
A structural engineer can assess whether your property poses any immediate risks and advise on whether temporary relocation is necessary during repairs. In most cases, properties can remain occupied during the investigation phase, though some repair methods may require temporary accommodation elsewhere.
Do House Surveyors Check for Subsidence?
Yes, checking for subsidence is a standard part of a property survey, particularly in a full structural or building survey. Surveyors will look for classic signs like diagonal cracks, doors that don’t close properly, and sloping floors.
If you’re buying a property, especially an older one or in an area known for subsidence risk, it’s worth investing in a comprehensive survey. A basic mortgage valuation won’t provide detailed information on potential subsidence issues. For complete peace of mind, a full structural survey is recommended, especially for properties in high-risk areas.
2025: How to Sell a House That’s Been Underpinned
With climate change increasing subsidence risks, selling underpinned properties will become increasingly common by 2025. The key will be documentation – having complete records of the underpinning work, warranties, and subsequent monitoring will be essential for achieving the best possible price.
By 2025, more buyers will likely be familiar with subsidence issues due to their increasing prevalence. This awareness may reduce the stigma, but having proof that the problem has been properly addressed will remain crucial for seller confidence and buyer reassurance.
How Should a Non-Proven Subsidence Claim Be Declared?
If you’ve made a subsidence claim that wasn’t confirmed by investigations, you still need to disclose this when selling. Be honest but precise – explain that investigations were conducted but didn’t confirm subsidence, and provide all relevant documentation from your insurer or structural engineers.
This transparency protects you legally while also reassuring buyers that a thorough investigation found no actual subsidence, potentially preserving your property’s value better than if you had a confirmed case.
We Buy Houses with Subsidence Problems
Living with the worry of subsidence can be incredibly stressful. Whether you’ve just noticed the first hairline cracks or you’re dealing with a property that’s already undergone underpinning, the uncertainty and potential costs can feel overwhelming.
At Property Saviour, we understand the unique challenges of selling a subsidence-affected property. We’ve helped countless homeowners move on quickly and with minimal stress, offering fair prices for properties that traditional buyers might avoid.
If you’re concerned about subsidence in your property and want to discuss your options, we’re here to help. With our expertise in handling problem properties, we can offer a hassle-free solution that lets you move forward without the uncertainty of conventional sales channels.
Don’t let subsidence problems hold you back – contact Property Saviour today for a no-obligation conversation about how we can help you sell your property, regardless of its structural challenges.
Having helped hundreds of sellers, we understand how difficult it is to sell a house with subsidence.
We are the buyers. We’ll offer you cash, complete the purchase within 10 days and pay £1,500 towards your legal fees.
This could be ideal if you had enough of the stress and uncertainty of dealing with non-committed buyers. Get in touch now!
Sell with certainty & speed
Property Saviour Price Promise
- The price we’ll offer is the price that you will receive with no hidden deductions.
- Be careful with ‘cash buyers’ who require a valuation needed for a mortgage or bridging loan.
- These valuations or surveys result in delays and price reductions later on.
- We are cash buyers. There are no surveys.
- We always provide proof of funds with every formal offer issued.
We'll Pay £1,500 Towards Your Legal Fees
- No long exclusivity agreement to sign because we are the buyers.
- You are welcome to use your own solicitor.
- If you don’t have one, we can ask our solicitors for recommendations.
- We share our solicitor’s details and issue a Memorandum of Sale.
Sell With Certainty & Speed
- Our approach is transparent and ethical, which is why sellers trust us.
- 100% Discretion guaranteed.
- If you have another buyer, you can put us in a contracts race to see who completes first.
- Complete in 10 days or at a timescale that works for you. You are in control.
