Does Home Insurance Cover Subsidence?
Subsidence is one of the most worrying words a homeowner can hear, but the good news is that most standard buildings insurance policies cover it. The catch tends to be a much higher excess than usual, plus extra scrutiny at renewal.
In this insight, we explain whether home insurance covers subsidence, the signs to look out for, how a claim works, and what to check if you are buying a house with a history of it.
At a glance
- Covered?
- Yes, by most buildings insurance
- Subsidence excess
- Often around £1,000
- What it is
- Ground beneath the home sinking
- Watch for
- New, diagonal, widening cracks
Key Takeaways
- Most buildings insurance policies cover subsidence, but with a specific, higher excess, commonly around £1,000.
- Subsidence is the downward movement of the ground beneath your home, which can crack and distort the structure.
- Tell-tale signs include new, wide, diagonal cracks, doors and windows sticking, and cracks that widen over time.
- A history of subsidence does not make a home uninsurable, but it can affect premiums, excesses and your choice of insurer.
Does Home Insurance Cover Subsidence?
Yes. Subsidence is a standard peril covered by most buildings insurance policies. However, insurers usually apply a separate, higher excess for subsidence claims, often around £1,000, reflecting the potentially large cost of putting things right.
Because subsidence claims can be expensive and complex, insurers treat them differently from everyday claims. That means the excess you pay if you claim for subsidence is typically much larger than the excess for something like a burst pipe. Always check your policy schedule for the exact subsidence excess that applies to your home.
What Is Subsidence?
Subsidence is the downward movement of the ground on which your home sits. As the ground sinks, it can pull parts of the building with it, leading to cracks and structural distortion. It is often linked to:
- Clay soils that shrink in dry weather and swell when wet
- Trees and large shrubs drawing moisture from the ground near foundations
- Leaking drains washing away or softening the soil
- Historic mining activity in some areas
It is not the same as settlement, which is the small, normal movement of a new building bedding in. If your home is in a former mining area, a mining and subsidence search during the buying process can flag potential risks before you commit.
Signs of Subsidence to Look For
Not every crack means subsidence, and most hairline cracks are harmless. The warning signs that warrant a closer look include:
- Cracks that are new and appear suddenly
- Cracks wider than about the thickness of a coin, often diagonal
- Cracks that are wider at the top than the bottom
- Cracks around doors and windows, or doors and windows that start to stick
- Rippling wallpaper where walls meet ceilings
If you are unsure whether a crack is cosmetic or structural, our guide on whether home insurance covers cracked walls and render helps you tell the difference and know when to get advice.
How a Subsidence Claim Works
If you suspect subsidence, contact your insurer rather than rushing to arrange repairs yourself. A typical claim runs roughly like this:
- You report it to your buildings insurer.
- Investigation follows, often involving a surveyor or engineer, and sometimes monitoring over a period of months to confirm movement and its cause.
- The cause is addressed, which might mean removing a nearby tree or fixing a leaking drain, before structural repairs.
- Repairs are carried out, ranging from minor crack repair to, in serious cases, underpinning.
You pay the subsidence excess, and the process can take time because the cause must be identified before lasting repairs are made.
Buying a House With a History of Subsidence
A previous subsidence claim does not make a property uninsurable, but it does need care:
- Ask for documentation, including any Certificate of Structural Adequacy confirming past repairs.
- Insurance can be trickier to arrange, and you may need to stay with the existing insurer or use a specialist. Premiums and the subsidence excess may be higher.
- Factor it into your offer and get a full structural survey so you understand the current condition.
Legal disputes can occasionally arise around subsidence, for example with neighbours over trees or drains. Our guide on home insurance legal cover explains how that optional cover can help with such situations.
Frequently Asked Questions
How much is the excess for a subsidence claim?
It is usually much higher than a standard excess, commonly around £1,000, though it varies by insurer and property. Check your policy schedule for the exact figure that applies to you.
Can I get insurance on a house that has had subsidence?
Usually yes, but it can take more effort. You may need a specialist insurer or to continue with the current provider, and premiums and the subsidence excess may be higher. Documentation of past repairs helps.
Are all cracks a sign of subsidence?
No. Most cracks are cosmetic or the result of a building settling. Subsidence cracks tend to be new, wide, diagonal and widening over time, often around doors and windows. If in doubt, seek professional advice.
Should I fix subsidence cracks myself before claiming?
No. Contact your insurer first. The cause needs to be investigated and resolved before lasting repairs, and doing your own work first could complicate a claim.
Final Thoughts
Subsidence sounds alarming, but it is a recognised risk that most buildings insurance covers, albeit with a higher excess. The keys are spotting the warning signs early, involving your insurer before arranging repairs, and doing your homework, ideally including a proper survey, if you are buying a home with a history of it.
This is general information rather than personal advice. Policies and property circumstances vary, so check your policy wording and consider professional advice for structural concerns.
