Subsidence and ground movement – What landlords need to know

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Subsidence and ground movement – What landlords need to know

Subsidence is one of the most disruptive and time-consuming perils a landlord can face. Unlike a burst pipe or storm damage, ground movement claims rarely resolve quickly. Investigations, monitoring and structural works can span many months, sometimes years, with cash flow consequences if the property is uninhabitable. This guide explains causes, warning signs, how insurers assess claims, and the steps landlords can take to protect their position.

What Counts as Subsidence, Heave and Landslip?

• Subsidence – downward movement of the ground supporting a building, often due to clay shrinkage in dry spells, tree root desiccation, or washing-out of fines from leaking drains.
• Heave – upward movement of the ground, commonly when trees are removed and clay rehydrates.
• Landslip – movement of soil or rock down a slope. Coastal and hillside properties are more exposed.

Policies that cover “subsidence, heave and landslip” usually treat them together under the buildings section, often with a higher subsidence excess (for example £1,000).

Common Causes in Rental Stock

• Clay soils shrinking in hot, dry summers and re-swelling in winter.
• Trees and large shrubs close to foundations (willow, poplar, oak are frequent offenders).
• Defective drains eroding or softening bearing strata beneath foundations.
• Historic ground conditions, made ground, or nearby excavations and soakaways.

Warning Signs Tenants and Agents May Spot

• Stepped cracking through brickwork or at window/door corners (typically 3mm+ and tapering).
• Doors and windows sticking; new gaps at skirtings, coving or between extensions and the main house.
• Rippling or cracking where different building sections meet, especially after a dry summer.

Ask tenants to report changes promptly. Early notification helps limit damage and speeds insurer engagement.

How Insurers Assess Subsidence Claims

Expect a structured process:

1. Initial triage – desktop review and request for photos, tenancy details and history.
2. Engineer appointment – insurer’s consultant undertakes site inspection. Drain CCTV surveys are common.
3. Monitoring – crack gauges or precise level monitoring over one or more seasons to confirm progressive movement.
4. Cause and remedy – tree management (pruning/removal), drain repair, localised or full underpinning if required.
5. Making good – repairs to finishes, doors, windows and services; decorations at the end.

Because movement is seasonal, monitoring can take 6–12 months or longer. Set realistic expectations with tenants and lenders early.

What’s Usually Covered (and What Isn’t)

• Covered – repair of insured damage to the building caused by subsidence/heave/landslip; necessary investigations; reinstatement after stabilisation.
• Often excluded – patios, drives, boundary walls and fences unless the main home is damaged; poor workmanship/defective design; general settlement or bedding-in of new extensions.
• Contents – structural movement rarely triggers contents cover except for resultant damage (for example a cracked landlord-owned hob if the worktop distorts).

Loss of Rent – Set Adequate Time Limits

Properties are not always uninhabitable during monitoring, but significant works (underpinning, piled beams, major drain excavations) can require decanting tenants. Ensure your policy has realistic loss-of-rent limits by both sum and duration. For complex cases, 12 months may be insufficient; some insurers offer 18–24 months for larger risks.

Evidence Pack That Speeds Acceptance

• Date-stamped photos showing crack patterns and progression.
• Drain CCTV reports and plans (if available).
• Tree report listing species, age, distance from foundations and recommended management.
• History of extensions, prior movement or past underpinning (full disclosure is essential).
• Tenancy details and access arrangements for surveys and works.

Trees: Prune, Pollard or Remove?

Insurers often start with arboricultural management. Pruning or pollarding can reduce moisture demand, but sometimes removal is required. Beware unintended heave after removing large water-demanding trees on clay. Engineer and arborist advice should be coordinated and recorded.

Underpinning and Post-Claim Realities

• Underpinning is a last resort. Localised solutions (drains, trees) are preferred where effective.
• After underpinning, future insurance placement may require full disclosure and evidence of completion; some markets rate properties with prior movement differently.
• Keep a complete claim dossier (engineer’s reports, monitoring results, method statements, completion certificates) for renewals and any future sale.

Common Pitfalls That Derail Claims

• Late notification – delaying contact with the insurer can prejudice investigations.
• Non-disclosure – failing to mention historic movement, underpinning or previous tree issues.
• Unauthorised works – removing trees or starting structural repairs before insurer approval.
• Assuming “settlement” is covered – normal settlement, shrinkage or thermal movement is typically excluded.

Prevention and Risk Reduction

• Survey soil type and nearby trees when purchasing; adjust planting and maintenance plans for clay sites.
• Undertake drain surveys after major leaks or ground soft spots; repair promptly.
• Control vegetation near foundations; follow arborist schedules.
• Log inspections with photos; act early on cracks that open/close seasonally or exceed ~3mm.

Final Thoughts

Subsidence claims demand patience, documentation and coordination between landlord, tenants, engineers and the insurer. With early notification, clear evidence and realistic loss-of-rent limits, most cases resolve satisfactorily. Treat trees, drains and disclosure as part of your risk management, and keep a complete paper trail from first crack to completion certificate.

Request your quote or call-back

The most efficient way to get a personal quote with the best price and cover possible is to call the team on 01832 770965 so we can focus on your enquiry when you are ready and sitting down with your portfolio details to hand.

Alternatively, you can use the form below to request one of our team to give you a call back.

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Publication date: Tuesday 9 December 2025

The post Subsidence and ground movement – What landlords need to know appeared first on Property118.

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