Most UK buildings insurance policies cover damage to the main structure caused by subsidence, subject to the wording and exclusions of the individual policy. A specific subsidence excess commonly applies and is often around £1,000. However, not every crack or part of a property is automatically covered, so early diagnosis and prompt notification are important.
What is subsidence and what causes it?
Subsidence is the downward movement of the ground beneath a building. When part of the ground moves, it can pull the foundations down unevenly and damage walls, floors, doors and windows.
One of the most common causes in the UK is clay shrinkage. During prolonged dry weather, clay-rich soil loses moisture and contracts. Trees and large shrubs can intensify this process, especially near older homes with shallow foundations. Other causes include leaking drains, poorly compacted fill, historic mining and natural cavities in chalk or limestone.
Subsidence is different from settlement, heave and landslip. Settlement usually occurs when a new building compresses the ground after construction, while heave is upward movement and landslip affects sloping ground. The distinction matters because the repair method and insurance position may differ.
Does home insurance cover subsidence?
The Association of British Insurers explains that buildings insurance will normally cover subsidence damage to the home and its outbuildings, but every claim depends on the policy terms.
Accepted claims may include investigation, monitoring, structural repair and reinstatement. Garden walls, patios, paths, gates, fences and driveways are often excluded unless the main home is damaged by the same event. Damage limited to a floor slab may also be excluded if the load-bearing foundations have not moved.
If subsidence is suspected, photograph the damage, record the date and location of each crack and contact the insurer before arranging permanent repairs. Significant cracks should not normally be filled or redecorated before inspection, as this may conceal evidence. Trees should not be removed without specialist advice because sudden removal can increase the risk of heave in shrinkable clay.
How is a subsidence claim investigated?
A crack in a wall alone does not prove subsidence. Diagonal or stepped cracks, cracks wider than approximately 3 mm, distortion around doors and windows, or the same damage appearing inside and outside may justify professional investigation.
The Financial Ombudsman Service states that subsidence claims require expert evidence. Depending on the property, the investigation may involve foundation trial pits, soil sampling, boreholes, drain CCTV surveys, crack monitoring and an assessment of nearby vegetation.
Geotechnical testing and electrical resistivity tomography may provide additional evidence about ground resistance, moisture differences, voids or disturbed zones. These techniques should be interpreted alongside the property, foundations, drainage, geology and movement history rather than used as stand-alone diagnoses.
Choosing the right subsidence repair
GEOSEC UK provides specialist assessment and ground-stabilisation solutions for suspected subsidence. If an insurance claim is open, GEOSEC can work with the appointed engineer or loss adjuster and provide investigation, treatment and verification records.
The repair must address the cause of movement. Drainage repairs, vegetation management or surface-water control may be required before foundation treatment begins.
Where conditions are suitable, targeted expanding-resin ground stabilisation can improve weak soil beneath or beside foundations through small injection holes. The process typically combines site investigation, controlled resin injection and verification testing, often with less excavation and disruption than conventional underpinning.
Resin injection is not suitable for every site. Where shallow ground is highly compressible or structural loads need to be transferred to deeper, more stable layers, micropiles or other foundation strengthening methods may be more appropriate. Conventional underpinning may also be necessary in severe or complex cases.
There is no single repair method that is always better. The decision should be based on the cause, soil conditions, foundation geometry, access, neighbouring structures and the evidence needed to confirm that the repair is effective and lasting.
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