Subsidence newbie - what do I do now???

Windsorcastle

please delete

ormus

yes get some advice off a builder or a surveyor first. you need to know what the problem is (or not), and a cost to fix it.
then you can decide whether to involve the insurers. or not.

a good builder will give you free advice. and an estimate/quote.
a surveyor will charge you 250-500 quid.

daveyjp

"He concluded that a tree in the communal car park was the cause and recommended it be removed, which we did."

In which case the surveyor is a fool. Large trees should never just be removed - it can lead to further structural problems. You need a proper survey to find out what is causing the problem, but if it is getting worse and neghbouring properties are having work done it suggests your property may also need work.

Windsorcastle

Thanks for the answers. So do I actually need to go to the expense of getting a survey or will a builder be able to tell me what the problem is? I want to make sure I sort the problem properly.

I know that on one side, they are installing something called "Breaking Shores" and a brace, whatever that all means, and on the other side, they are actually going down to the foundations of the house, so that's why I'm assuming I must have the same problem as my property is sandwiched between the two.

Green_box

the "breaking shores" are probably "raking shores" which are basically strutts to prop up the outside walls of the house to prevent the walls bowing out. Although I would have thought that these would only be temporary while the braces are fitted.

Unless you know of a good reliable builder, I would look for a structural engineer first. I might be unfair but my experience of (smaller) builders is that they will just do what they did on the last job, not necessarily what your problem needs.

TamA

If you are insured, I dont know why you wouldnt get a surveyor out. They will be covering the costs.

If you need to challenge the insurer legally, use your neighbours and the work they are getting done as a precedent.

AdmiralX

Windsorcastle wrote: »

I bought a terraced property in 2005 and the survey at the time mentioned some previous movement but my mortgage advisor didn't seem to think it was a big problem and I continued with the insurer that the previous owner had (Halifax). Ever since then, there have been increasing numbers of cracks around the house. I contacted the insurer about 2 years ago and they sent a surveyor out who did a fairly basic inspection (no pits dug or anything like that). He concluded that a tree in the communal car park was the cause and recommended it be removed, which we did. Therefore I did not make a claim, as he advised me that the repairs and redecoration to my home would be around the same as the excess on my policy. So far so good.

I now rent the property out and recently discovered that both properties on either side are currently having/about to have variour work on them as a result of subsidence. The surveyor acting for the next door neighbour came round to do a Property Condition Report to my house, prior to starting the work next door, so that they could check the condition before proceeding. They have just sent me the report on my property which details extensive cracking (much worse than before) and advised me to contact my insurers.

Having read this forum, Iim really confused about what to do or whether I should even make an insurance claim. If I want to investigate the problem privately and then decide to pay for the repairs myself, who do I contact to do this? A surveyor or builder or who? Should I do this first before I even think about contacting the insurer?

My premiums have not thus far been affected by making the previous enquiry to them a few years ago, presumably because I never went ahead with a claim.

I would really appreciate it if anyone can explain in really clear terms exactly what I should do and in what order. My other concern is that my tennats may get really annoyed if I'm proposing carrying out intrusive works while they're renting the property, so should I wait till they leave?

Sorry this is so long - I'm really worried and confused and don't know where to start.

You need the professional advice of a structural engineer, which you may find one here http://www.findanengineer.com/ You can get a verbal report which is cheaper or a written and also advice what to do. A professional report is required to give your claims legality and he/she will advise you what to do with the tenants because they have experience of these cases. You need to act asap. I have used a structural engineer before.