How Much Does It Cost to Fix Subsidence?
What subsidence repairs cost in the UK, and what to do if you think your home is affected.
Subsidence is one of those words that can stop a homeowner in their tracks. If you’ve spotted the signs and are wondering what you’re facing financially, here’s what you need to know. Repairs typically start at around £10,000 and can reach £50,000 or more depending on how serious the problem is and what’s causing it.
At a glance
- Subsidence repairs usually cost between £10,000 and £50,000, depending on severity.
- The cause, the size of your property, and its location all affect the final bill.
- Building insurance often covers subsidence, but pre-existing issues and poor maintenance can lead to exclusions.
- Subsidence claims usually come with a higher excess, often £1,000 or more.
What does it cost to fix subsidence?
On the lower end, minor subsidence issues can come in at around £10,000. Severe cases requiring extensive underpinning or structural work can push well beyond £50,000. The range is wide because subsidence isn’t a single problem — it has different causes, different solutions, and different price tags.
What affects the cost?
- The cause: Tree roots, leaking drains, and shrinkable clay soil each require different remedies, and some are significantly more expensive to treat than others.
- Severity: Minor ground movement may only need monitoring for a period. More serious structural damage often requires underpinning, which is costly.
- Property size and age: Larger homes and older properties generally need more extensive work.
- Location: Homes in high-risk areas or built on clay soil tend to face higher repair costs.
Cost breakdown
Here’s a rough guide to what individual repairs might cost:
| Repair type | Estimated cost |
|---|---|
| Underpinning (per metre) | £1,000–£1,200 |
| Tree removal | £500–£1,500 |
| Crack repairs (per metre) | £150–£300 |
| Drain repairs | £2,500–£5,000 |
| Structural monitoring | £2,000–£4,000 |
These figures are estimates. Your actual costs will depend on the specific work required and who carries it out, so getting two or three quotes from structural engineers or specialist contractors is a sensible starting point.
Does building insurance cover subsidence?
In most cases, yes. Subsidence is included under most standard building insurance policies, covering the cost of investigation and repair. But there are conditions worth knowing about.
Cover is unlikely to apply if:
- The subsidence was a known, pre-existing issue when you took out the policy
- The damage resulted from poor maintenance, such as neglected drains that have been leaking for some time
Even where cover does apply, subsidence claims typically carry a higher excess than standard claims, often around £1,000 or more. Check your policy documents to confirm the figure for your specific cover.
With Lemonade’s building insurance, subsidence is a covered peril. If you’re applying and have any existing concerns about ground movement or structural issues, disclose them upfront – it protects you and makes the claims process more straightforward if you ever need to use it.
What to do if you suspect subsidence?
The signs to look out for include cracked walls wider than a 10p coin, doors or windows that have started sticking, or noticeable changes in floor levels. If you’re seeing any of these, here’s what to do:
- Get a professional assessment. A structural engineer can confirm whether you’re dealing with subsidence or a less serious issue, and advise on next steps.
- Contact your insurer. If you have building insurance, notify your insurer as soon as possible. They’ll arrange their own assessment and guide you through the process.
- Address the underlying cause. Repairs won’t hold if the root cause isn’t fixed first. That might mean removing a nearby tree, repairing leaking drains, or managing soil conditions.
- Plan the repair work. Once the cause is dealt with, work with your engineer and contractor to agree on a repair plan that addresses both the structural damage and anything that could cause further movement.
Before we go
Subsidence is serious, but it’s manageable if you act early. The sooner you get it assessed, the more options you have and the better your chances of a successful insurance claim. If you suspect something’s wrong, don’t sit on it – get a structural engineer in and contact your insurer promptly.
And if you’re not sure whether your current building insurance covers subsidence, it’s worth checking your policy now rather than finding out when you need to make a claim.
Frequently Asked Questions
What is subsidence?
Subsidence is when the ground beneath a building shifts or sinks, causing the structure above to move. It can result in cracks, uneven floors, and sticking doors or windows, and in serious cases can affect the structural integrity of the property.
How can I tell if my house has subsidence?
Common signs include diagonal cracks in walls (particularly around door and window frames), doors or windows that have started sticking, and floors that feel uneven or have begun to slope. Cracks wider than a 10p coin are worth getting checked by a structural engineer.
Is subsidence covered by insurance?
Most standard building insurance policies include subsidence cover. Cover is less likely to apply if the issue was pre-existing when you took out the policy, or if it resulted from ongoing maintenance problems. Subsidence claims also typically carry a higher excess than other claims.
Can subsidence be fixed permanently?
Yes, in most cases. Once the underlying cause is identified and dealt with, the structural damage can be repaired and the property stabilised. Underpinning is the most common solution for serious cases and, when done properly, provides a long-term fix.
What is underpinning?
Underpinning is the process of reinforcing or extending a building’s foundations to stabilise it. It’s typically used when the existing foundations are no longer strong enough to support the structure above, either because of ground movement, soil shrinkage, or subsidence.
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