subsidence?

Deerd_2

I am hoping that someone can give me some advice please.
I bought my 1930's semi 7 years ago and just had a valuation survey done for mortgaging purposes.However I had noticed that when I had the upper bedroom ceiling plastered the a crack about 3mm wide appeaeared where the outer gable wall joined the ceiling.I had a structural engineer out to give me a verbal report and he recommended a builder who put in some ties to the inner wall only.It was only recently ,when I had my kitchen refurbished,that my joiner remarked that the ties were insufficient to hold the wall.
At the same time the builder rerendered several cracks on the side wall.I thought nothing of it at the time.I then removed the wallpaper from the hall stairwell and found that the cracks extended more than 5mm at the ceiling/wall.I asked the joiner back to give me some advice and he advised me to call in a structural engineer which I did.
Had the report today.It states that I should contact my insurance company as further investigations are required as to the cause.I phoned my insurance and they are sending out a claim form but are stating that if it is just movement that I am not covered.
I badly need some advice as to what to do next.I am totally at a loss.Is this merely a ploy to extract even more money?

Debt_Free_Chick

I would wait for the insurance company report. When you fill in the claim form, they will appoint a structural engineer to investigate and if it's subsidence, the ins co will pay for the work (but you probably have an excess for subsidence - £1000?).

If it's only movement, then there's nothing to worry about. All houses "settle" over a period of time - it's natural and nothing to worry about. If the movement has stopped, you can simply fill in the cracks.

Let the ins co deal with it for now.

Deerd_2

Thanks debtfree chick,I'm sick with worry.

Debt_Free_Chick

Deerd wrote:

Thanks debtfree chick,I'm sick with worry.

I can imagine - you poor fing :grouphug:

One thing to think about ..... I once had a "subsidence" claim and there are different types of subsidence. Firstly, do any of your neighbours have similar problems? Ask them.

Real subsidence is actually due to land shift e.g. due to deep underground mine workings causing the land to move :eek: This is unlikely to affect one house and more likely to affect a whole neighbourhood - hence, ask around to see if anyone else has similar problems.

However, subsidence can be local is usually due to a different problem - invasive tree roots or other local damage. I had to deal with subsidence 5 years ago. I had a Victorian house and the clay drainage pipes were damaged. Waste water was leaking out of the pipes and saturated the earth, running right under the house :eek:

In this case, fixing the cause of the damage - the cracked drains - cured the problem .... so this wasn't really subsidence at all. All of this was dealt with and fixed by people appointed by my insurance company. I went on to sell the house less than 12 months after the work was completed, with no problems from the buyers or their solicitors.

So .... try not to worry about "subsidence". There might be a cause for the cracks which could turn out easy to remedy.

economiser

We have small subsidence problems, small cracks and a front door that won't shut, after prolonged dry spells. We resolve this till the rains come by running a hosepipe at the base of the wall where the problem occurs for a few hours, usually overnight. If you are in a hosepipe ban area this may be a problem but perhaps watering the house is not banned. I think it only applies to watering the garden and washing cars!

Deerd_2

I live in the west of Scotland and we don't have many dry spells.Don't know the cause at all.

woodbutcher_2

I would wait for the insurance co's report before worrying too much,it's probably just settlement.As well as subsidence,you also get a problem called "heave" where the ground lifts up.It could be a lot of things and most of them don't warrant worrying about.

mike_the_bike_2

We made a claim under "subsidence" on our 30's 3 bed semi about 8 years ago...It was caused by tree roots...Tree was reduced and maintained from now on and problem gone away.....HOWEVER the house has "Subsidence" against its history and apart from existing insurers who are obliged to continue insurance other insurers will not touch it with a barge pole!...Unless it is serious my advice would be to sort it out yourself..you will pay an excess of a grand to your insurers anyway if you claim under "Subsidence"

Debt_Free_Chick

I'm not sure that doing the work yourself will avoid future insurance problems.

IIRC most application forms ask if there has ever been any subsidence - not whether you have claimed for any subsidence.

What the insurers need to do is to look at the cause of past subsidence - you and I found that our "subsidence" was a one-off isolated incident caused by some other factor i.e. not due to the land slip/heave, which is likely to lead to ongoing claims.

Deerd_2

I cannot afford the ongoing tests required to source the problem.I contacted the insurance company this morning and am just waiting to hear from the loss adjusters.
I was hoping to sell but the way things are going-I think I'm stuck with it.
The problem is that the cracks were covered up when I moved in 7 years ago and I don't know whether to reveal this to the insurance company when he comes out.
It will turn out to be more complicated than if I had just discovered it.
Financially I am hitting rock bottom.

Debt_Free_Chick

But you shouldn't need to pay for any tests - your insurance company should do that.

Have they told you that you need to pay?