Subsidence and Insurance: What You Need to Know

Is Subsidence Covered by Insurance?

Yes, most standard buildings insurance policies in the UK cover subsidence. The policy definition is usually "downward movement of the site on which the building stands, caused by natural ground conditions." However, there are important exclusions. Damage caused by new construction settlement, coastal erosion, or poor workmanship is not covered. And your policy will have an excess — typically £1,000 for subsidence claims, which is much higher than a standard excess.

What's Typically Covered vs. Not Covered

Understanding the boundaries of your cover helps you set expectations early.

Step 1: Report the Damage Promptly

Contact your buildings insurer as soon as you notice signs of subsidence. Take photographs of cracks and note when you first spotted them. Don't attempt DIY repairs — filling cracks or repointing brickwork can actually complicate your claim because it removes the evidence the insurer needs to assess.

Step 2: The Insurer's Assessment

Your insurer will appoint a loss adjuster to manage the claim. They may also arrange their own structural survey. The loss adjuster's job is to assess whether the damage meets the policy definition of subsidence and to manage costs. They're working for the insurer, not for you — which is why having your own independent assessment is valuable.

Step 3: The Monitoring Period

This is the part that frustrates most homeowners. Insurers typically require 12 months of crack monitoring before approving repairs. During this period, monitoring gauges are installed across the cracks to measure whether movement is ongoing, seasonal, or has stopped. While it feels like delay, monitoring serves a genuine purpose — it ensures the repair method chosen actually matches the type and extent of movement. Repairing too early can mean treating symptoms rather than the cause.

Step 4: Repair Specification

Once subsidence is confirmed and monitoring shows ongoing movement, a repair specification is drawn up. This is where we come in. We work with your insurer's loss adjuster and structural engineer to design the most appropriate and cost-effective solution. Common repair methods include resin injection (for moderate cases) and underpinning (for severe structural damage).

Step 5: Repair Works & Sign-Off

We carry out the agreed repairs and provide post-works monitoring to confirm the solution is working. On completion, a certificate of structural adequacy is issued. This document is important — it confirms the repair is sound and can be provided to future buyers or their solicitors if you sell the property.

Common Mistakes to Avoid

From our experience handling hundreds of subsidence claims across Cheshire, these are the most common mistakes homeowners make:

• Filling cracks before the insurer has seen them — this destroys evidence
• Not reporting promptly — delays can give insurers grounds to dispute
• Accepting the first repair quote without an independent assessment
• Not reading the excess — subsidence excess is typically £1,000
• Ignoring the root cause — addressing just the cracks without fixing drainage or tree issues