Subsidence- help please!

Underpinning is expensive and you would be well served to have a look, proper look at the words in your insurance policy as shockingly home insurance providers will welch on anything if they can. 

Don't do it privately unless you have a lot of money lying round waiting to be spunked on some very strong men to work rods underneath your dwelling 

Had a problem couple of houses ago, Danson Park area well known for underground streams and plenty of subsidence.

Got a builder mate to look, he was convinced subsidence and told me to ring insurance company without formal survey, which I did.

They sent their own assessor who reported that his opinion was that we needed underpinning. Insurers appointed a builder who carried out the work and we were able to claim new double glazing and a redecoration of two rooms.

very professionally done all round.

Covered End said:

@Rob7Lee has worked in insurance for a considerable time & will probably be well placed to advise you. Good luck.

Tell your buildings insurers immediately, they will arrange for a survey. There's clearly an issue and the quicker you move the better as to establishing the cause and remedy. 

Where abouts in the country do you live, first parts of the postcode will be helpful.

It's unusual for cracks to 'start' to develop this time of year, cracks generally will be due to movement of different parts of the building which 99% of the time will be down to clay shrinkage and more summer months, but there are other causes such as heave (the opposite, clay expanding).

Any other issues, any drainage problems? Any recent tree removals nearby? All at one end off the house or throughout?

It's very rare these days for a property to be underpinned, which was the norm 25 years ago. Generally now it's about establishing the cause and dealing with that.

If this is all totally new it could well be heave caused by too much water in the clay, this would generally be due to leaking drains or large tree/s being removed (that previously sucked up a lot of water).

Pictures would be helpful......

To_Be_Franck said:

Thank you @Rob7Lee.

We are in TN14. No drainage issues that we are aware of, and the only change in shrubbery is a small/medium fir tree of the neighbours dying. Nothing significant enough (I'd have thought) for heave.

Will forward some pics tomorrow, if you wouldn't mind, as they are on other phone.

Sure, message me if you'd rather. TN14 is predominantly clay.

Send me the pics and details of the house layout and where the damage is.

It's just very unusual this time of year. How close was the fir tree and approximately how tall? Assume it's been removed?

I know a bit, have some background in dealing with subsidence ( i cant be specific) however i would suggest getting your own builder out first, if its only cosmetic cracking its likely it could just be general cracking which would not be covered. 

If you have any potential leaks, or trees near the property and damage then call your insurance and they will look into it. 

I would advise ask a local builder/ friend first as you don't really want to initiate a subsidence claim if at present it only appears general cracking.

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johnnybev1987 said:

I know a bit, have some background in dealing with subsidence ( i cant be specific) however i would suggest getting your own builder out first, if its only cosmetic cracking its likely it could just be general cracking which would not be covered. 

If you have any potential leaks, or trees near the property and damage then call your insurance and they will look into it. 

I would advise ask a local builder/ friend first as you don't really want to initiate a subsidence claim if at present it only appears general cracking.

‘general cracking’ what is that exactly!?! And what causes it?

Rob7Lee said:

johnnybev1987 said:

I know a bit, have some background in dealing with subsidence ( i cant be specific) however i would suggest getting your own builder out first, if its only cosmetic cracking its likely it could just be general cracking which would not be covered. 

If you have any potential leaks, or trees near the property and damage then call your insurance and they will look into it. 

I would advise ask a local builder/ friend first as you don't really want to initiate a subsidence claim if at present it only appears general cracking.

‘general cracking’ what is that exactly!?! And what causes it?

This is a question we get a lot, basically it could be age of the property or just a design issue. General cracking isn't covered under insurance, hence why i said if there is not enough signs which would warrant insurers sending out their own supplier they will just ask for photos and then likely dismiss. 

I could probably go on with examples, eg. lintel failure which again would not be covered. However if there is any potential insured peril : Subsidence, leak, Accidental damage, but the general rule is general cracking won't be covered. 

The biggest issue with reporting it to your insurer, is likely whether there is a claim or not it will flag up a potential subsidence issue, which down the line might create a problem when re-insuring. In most cases they will just note it, however once subsidence is attached to a house its going to be a hard thing to get insured/ sell the property (although in the event of a sell they can transfer it across, but we are getting away from the subject) 

Defo see what Rob7 says, or feel free to DM anything specific. 

LenGlover said:

In my experience most insurers have a compulsory excess of £1,000 plus for subsidence claims so probably best to arrange your own survey as you will end up paying for it anyway via the excess if you do have to make a subsidence claim

You are correct, although i would say if its potential subsidence not to go solo, firstly it will cost a lot and will take years on average just to confirm the property stability, 

I would also say, it's not going to be worth appointing a surveyor. That alone will cost a bit rather than get your average builder to just look and confirm likely cause, if its subsidence they will send someone out even just to confirm the damage. If its less than the excess for the repairs then there is no claim anyway, so ideally do contact your insurer, however my first call would be to send photos to someone or get a friend/ local builder out for their comments.