Does Building Insurance Cover Subsidence?

Building insurance is designed to protect the structure of your property, and in most cases, yes, it does cover subsidence. But there’s a catch. If you’ve spotted cracks in your walls or you’re worried about the ground beneath your home shifting, here’s what you need to know about when your building insurance will step in, and when it won’t.

When does building insurance cover subsidence?

Your building insurance policy will usually cover damage to the structure of your property and outbuilding by subsidence, but only when the movement is new and unexpected. Here’s when you’re likely covered:

• New and sudden ground movement: If the subsidence has occurred recently and unexpectedly, your insurer should step in.
• Burst pipes or leaking drains: If sudden water escape has caused the ground to shift beneath your home, you’ve got a reasonable case for a subsidence claim.
• Hot, dry weather: Prolonged dry spells that cause clay soil to shrink are typically treated as an insured event under most home insurance policies.
• Structural damage to your property and outbuilding: Building insurance covers the fabric of your home, including any outbuilding affected by the same ground movement.

Most building insurance policies will not cover pre-existing subsidence issues. Subsidence is the gradual sinking of the ground beneath a building, and the longer it goes unaddressed, the harder it is to claim.

It’s also worth knowing that heave and landslip can affect your home too. Heave is the opposite of subsidence, where the ground swells upward, often when clay soil absorbs water after a dry spell. Landslip refers to the downward sliding of a slope or bank. Whether your home insurance policy covers either will depend on your specific insurer, so always check.

What are the common causes of subsidence?

Understanding the causes of subsidence matters, because the cause directly affects whether your subsidence claim will succeed.

• Clay soil shrinkage: The type of soil beneath your home is one of the biggest risk factors. Clay soil shrinks during hot weather, loses moisture, and causes the ground to shift. This is one of the most common causes of subsidence in the UK.
• Tree roots: Trees and large shrubs close to your building’s foundations can draw water from the soil and dry it out, particularly on clay soil.
• Leaking drains: Leaking drains can saturate and soften the ground around your property. If a leak has gone unaddressed, your insurance company may argue it could have been prevented.
• Mining and ground instability: Old mines and former pit sites can cause ground movement if fill material collapses. Claims for coal mining damage are handled through the Coal Authority, not your home insurance provider.

What are the signs of subsidence?

Spotting the signs of subsidence early gives you the best chance of a successful claim. Look out for:

• Diagonal cracks wider than 3mm, roughly the depth of a £1 coin, visible both inside and outside and wider at the top than the bottom.
• Doors and windows sticking without obvious cause, or wallpaper ripping and crinkling in areas free from damp.
• Gaps in skirting boards, separating from the wall or floor.

Subsidence cracks tend to appear suddenly rather than gradually, so if you notice something new, don’t sit on it.

What’s not covered?

Not every crack will result in a successful subsidence claim. Common exclusions under standard building insurance policies include:

• Pre-existing damage: Most policies will not cover pre-existing subsidence issues. If it was there before you took out your home insurance policy, you’re on your own.
• Poor maintenance: Homeowners who neglect gutters, pipes, and nearby trees and shrubs may find their insurer declines the claim.
• Settlement in new builds: Settlement in new homes is a natural process and is not the same as subsidence. Standard insurance cover won’t include it, and most insurers exclude subsidence cover for new builds for the first 10 years after construction.
• Gradual wear and tear: Cosmetic hairline cracks from normal ageing aren’t what building insurance is for.
• Garden walls, patios, and driveways: Damage to surrounding structures is not usually covered unless it happens alongside damage to your home.

How do insurers handle subsidence claims?

If you think your home has been affected, act quickly. Here’s what to expect:

1. Contact your insurer straight away. Delays can complicate your subsidence claim, so get in touch as soon as you notice the signs.
2. Document everything. Photos, videos, written descriptions. The more evidence the better.
3. Wait for their assessment. Your insurance company may send a specialist to examine the subsidence damage and determine its cause. Minor cases are usually repaired quickly. Severe cases may be monitored over time before a solution is agreed.
4. Underpinning as a last resort. In extreme cases, your property may need to be underpinned, where a building’s foundations are strengthened or deepened. This can take months to resolve.
5. Alternative accommodation. If your home is uninhabitable during repairs, your home insurance policy may include alternative accommodation costs. Check your policy documents to confirm what’s included.

Subsidence claims can take anywhere between 6 and 18 months to sort out. It’s not a quick fix.

What if my home has a history of subsidence?

If your home has a history of subsidence, you may find fewer insurers willing to offer cover, and those that do will likely charge higher insurance premiums. You’ll always need to declare any history of subsidence on your home insurance, even if it was over 10 years ago.

For older properties or homes in high-risk areas, a standard home insurance policy may not be enough. Specialist insurers exist for higher-risk properties that standard insurance companies won’t touch. Your mortgage lender may also have requirements around buildings insurance, so if you’re buying a property with a known subsidence history, get a full structural survey done before you commit.

How can I prevent subsidence?

The best way to protect yourself is to not give your insurer a reason to say no. Here’s what you can do:

• Manage trees and large shrubs near your building’s foundations, and get advice from a qualified tree surgeon before removing anything close to your home.
• If a tree is owned by your local council (like a street tree outside your property) you won’t be able to manage it directly. Report any concerns to your local authority in writing, and keep records of every contact you make: dates, reference numbers, responses. It shows you flagged the issue and did everything you reasonably could.
• Fix leaking drains and burst pipes promptly, before they have the chance to soften the ground beneath your property.
• Keep gutters clear and maintain drainage around your home to prevent water building up near the foundations.
• Address any signs of subsidence as soon as they appear. The longer things go unaddressed, the harder it is to claim.
• Keep records of all maintenance work. It’s your evidence that you’ve looked after your home.

The risk of subsidence is growing. With hotter, drier summers increasingly common across the UK, particularly in clay soil areas, home insurance claims for ground movement are on the rise. Staying ahead of the problem is the smartest thing you can do.

Bottom line

Subsidence can be stressful and expensive, but if it’s new and unexpected, your building insurance should have you covered. The key is understanding your insurance policy, acting quickly, and keeping your property well maintained.

Lemonade’s home insurance is built around you, not the small print. Straightforward building cover, a simple and human claims process, and no nasty surprises. Ready to get started?

Subsidence FAQs