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Buying a house which has Moderate-High risk of subsidence

Hi,
We are in the process of purchasing a house and the environmental searches report has flagged up a moderate - high risk of subsidence. It appears to have this higher risk due to the fact it is built on a clay sub soil foundation. We already had a homebuyers report which states that there was no evidence found of significant cracking, subsidence or structural movement and the house doesn’t have a history of subsidence. It was built in 1977 so now 40 years old, has it stood the test of time? We would want to do building work to the house in the future, such as an extension and putting in a driveway, but could this disturb the ground and cause subsidence?
Also, there is not any trees near to the house. Just a big(ish) bush/ shrub and some hedges around the front lawn.
We intend to live in the house for a very long time, if not forever and bring up our young children there. This is really putting us off though - but should it or are we worrying too much? Should we pull out of the purchase?
Advice please :)
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Comments

  • RedFraggle
    RedFraggle Posts: 1,309
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    Does the survey says it's relative to the house or is it the geological survey saying there's instability in the land within 50m. Ours was the latter and the surveyor advised it is on about everything in our area and to ignore it because there was no evidence of movement and the house is 70 years old.
    Officially in a clique of idiots
  • Ha our is HIGH RISK and so is every house in out area because we are all built on clay and in a flood risk area. So thats ignored. As is the flood risk too. lol. :/

    Oh and the pay more to find out if its actually is a risk....humm
  • Thanks for replying!
    Yes, the environmental report is the geological report which is not speciific to the property itself but the post code/ area. The surveyor who did the homebuyers report on the property itself found no evidence of subsidence.
  • Also forgot to mention the actual wording in the environmental report is “moderate - high risk of natural ground subsidence”
  • Davesnave
    Davesnave Posts: 34,741
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    The whole of the London basin is on clay sub soil. It hasn't seemed to put many people off building there.

    You might need more substantial foundations than average if you extend, but that's all.
  • Try getting insurance quotes before committing to buy, insurance databases are pretty hot on postcode rating now so you'll see by how cheap the insurance is how high a risk it is.

    If it's insurable for subs, the most it'll cost you will be the subs excess (normally £1,000) however any underpinned home is usually worth less as a result so there may also be a diminution in value down the line.

    Up to you if you want to have this risk.
  • ReadingTim
    ReadingTim Posts: 3,970
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    JennaMay wrote: »
    Thanks for replying!
    Yes, the environmental report is the geological report which is not speciific to the property itself but the post code/ area. The surveyor who did the homebuyers report on the property itself found no evidence of subsidence.

    In which case, if you pull out of this place, you'd probably have to pull out of every other property in the same postcode/area for the same reasons. I can't imagine a clay sub soil is that localised, therefore you might have to cast the net quite wide when looking for an alternative....
  • bouicca21
    bouicca21 Posts: 6,506
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    Smoke and mirrors. Every house in the area will get the same result. It's a bit like sell by dates on food. Just because it's got a yellow sticker on doesn't mean it's off, it's a question of giving a careful inspection. The house in question has survived nearly 50 years with no problems. A careful inspection confirms this. Stop worrying.
  • Thank you everyone. Seems we are probably just worrying too much. Contacted the local council buildings control who are going to find out if there has been any subsidence issues reported within the neighbouring houses. From my initial phone call they don’t think we have anything to worry about. Will update when they get back in touch with us.
  • PhilE
    PhilE Posts: 566 Forumite
    As others have pointed out the whole of London is built on clay.

    If there is no obvious signs of subsidence, there is generally speaking nothing to worry about and you are taking no extra risk, than the thousands of other home owners with properties built on clay.

    The other factor is if the property is in a high risk flood area, which conveyancing would reveal.

    With an extension, you need adequate foundations which a good builder would factor in.

    A good driveway shouldn't affect the stability of the house in the slightest, as long as the builders take into account surface water drainage. Which they don't always do looking at some of the disasters on my street, where the houses are lower than the road and rainwater is hitting the main house and going into the sub floor vents.
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