Subsidence: what your home insurance does and doesn't cover

Subsidence is one of the most worrying words a homeowner can hear, conjuring images of cracked walls and huge repair bills. The reality is more manageable, and standard home insurance usually covers it, but with important conditions. This guide explains what subsidence is, what your home insurance does and does not cover, and what to do if you suspect it.

What subsidence is

Subsidence is the downward movement of the ground beneath a property, which can cause the building to sink or shift and the structure to crack. It is different from settlement, the small, normal movement that happens to most buildings over time. True subsidence is usually caused by changes in the ground, such as clay soil shrinking in dry weather, water washing away soil, or tree roots drawing moisture from the soil. It can be serious, but it is also often treatable.

The signs to look out for

The classic sign of subsidence is cracking, but not all cracks mean subsidence. The cracks that cause concern are typically diagonal, wider than a few millimetres, wider at the top than the bottom, and visible both inside and outside the property, often near doors and windows. Other signs include doors and windows sticking, and rippling wallpaper. If you notice these, it is worth getting a professional opinion rather than assuming the worst, as many cracks are harmless.

Is subsidence covered?

Most standard buildings insurance policies do cover subsidence, which is reassuring given the potential cost. However, cover comes with conditions. Crucially, the subsidence must be a new problem that arises while you are insured, not a pre-existing or previously known issue. If a home has a history of subsidence, that must be disclosed, and cover for it may be handled differently. Our guide to buildings insurance explains where subsidence sits among the insured events.

The higher subsidence excess

One important detail is that subsidence claims usually carry a much higher excess than other claims, often around £1,000 or more, because subsidence repairs are complex and expensive. This higher excess is standard across the market and reflects the nature of the risk. It means subsidence cover is really there for serious structural problems rather than minor cracking, so it is worth understanding the excess on your policy before you need to rely on it.

What is not covered

Subsidence cover does not extend to everything. Pre-existing or known subsidence is generally excluded, as is damage caused by poor maintenance or gradual settlement of a new building. Cosmetic cracking that does not indicate structural movement will not usually be covered either. And if subsidence was not disclosed when it should have been, a claim can be refused. Honesty about a property's history is therefore essential to keeping your cover valid.

Trees and subsidence

Trees are a common factor in subsidence, particularly on clay soils, because their roots draw moisture from the ground, causing it to shrink. This does not mean you should rush to remove trees, as that can sometimes cause the opposite problem, where the ground swells. Managing trees near a property is a job for professionals, and your insurer may have a view. If you are buying a home with large trees close by on clay soil, it is worth being aware of the risk.

How much subsidence claims cost

Subsidence repairs can be expensive, which is why insurers treat them carefully. The average subsidence claim now runs to many thousands of pounds, with figures well into the tens of thousands not unusual, and claims tend to rise after hot, dry summers when clay soils shrink. This high cost is the reason for the larger excess and the careful conditions, and it underlines why having proper buildings cover in place matters for any homeowner.

Buying or selling a home with subsidence history

A history of subsidence does not make a home uninsurable, but it must be disclosed, both when buying insurance and when selling the property. Often the simplest route is for cover to continue with the existing insurer, who already knows the history, or to use a specialist. If you are buying a home that has had subsidence, ask for the records of any repairs and monitoring, and check that insurance can be arranged before you commit.

Insuring after a subsidence claim

After a subsidence claim, some homeowners worry they will not be able to get cover. In practice, staying with the same insurer is often the easiest option, as they already hold the history, and specialist insurers exist for homes with a subsidence record. You may face a higher premium and excess, but cover is usually available. The key, again, is full disclosure, so that the cover you hold will actually respond if a problem recurs.

What to do if you suspect subsidence

If you think your home may have subsidence, do not panic, and do not start major works yourself. Contact your buildings insurer, who will usually arrange for the cause to be investigated, often by a loss adjuster or structural engineer. Many cases turn out to be minor or unrelated to subsidence, and where it is confirmed, insurers manage the repair process. Acting through your insurer protects your cover and ensures the problem is diagnosed properly.

Subsidence, heave and landslip

Subsidence is the best known form of ground movement, but it sits alongside two related problems that buildings policies usually group together: heave, where the ground swells and pushes upwards, and landslip, where ground moves down a slope. All three can damage a building, and standard buildings cover typically deals with them under the same heading, with the same higher excess. Knowing the terms helps you understand your policy, but the practical point is the same: these are serious structural risks that proper buildings insurance is designed to cover.

How long subsidence claims take

Subsidence claims often take longer than other home claims, which can be frustrating but is usually necessary. To confirm subsidence and identify its cause, insurers frequently monitor a property over a period of months, sometimes across a full cycle of seasons, before deciding on repairs. This is because the right fix depends on the cause, and acting too quickly can lead to the wrong solution. Patience, and working through your insurer rather than commissioning your own major works, gives the best chance of a lasting repair.

In short

Subsidence is downward ground movement that can crack and damage a building, often caused by clay soils, water or tree roots. Standard buildings insurance usually covers it, but with a higher excess, often £1,000 or more, and on condition that it is a new, disclosed problem rather than pre-existing. Disclose any history honestly, watch for the tell-tale cracks, and if you suspect it, go through your insurer rather than acting alone.

Where to get help and next steps

See our guide to buildings insurance for where subsidence fits, how premiums are calculated for how it affects price, and Flood Re for the related risk of flooding. If damage occurs, read how to make a home insurance claim.