Subsidence and Underpinning History - Insurance

H22A

Hi

I am looking at buying a house that has had some underpinning done.

Basically it is an end of terrace, built in the 1970s and has had a single storey extension approximately 2 metres wide built on the side running to the length of the property in the late 1980s.

The extension has suffered from "subsidence" due to the footings not being dug deep enough. There is no history of subsidence in the area, nor have any of the other houses suffered. This was purely down to poor initial construction of the extension. The rest of the house was not affected.

The current owner claimed on their insurance, and the problem was rectified with underpinning using piles. All work was done to Building regs and she has the certificate guaranteeing the work and Surveyors reports etc. This was about 5 years ago.

I am looking at living in this house for a long time, probably 20 years. To all intents and purposes, there should be no further subsidence issues due to the problem now being corrected.

Obviously I will now be paying high premiums for Insurance due to the underpinning and the industries attitude to this.

However, if during my time living at the house, I was to demolish the extension, and rebuild it properly (this time as a two storey extension with the appropriate footings dug in the first place), would I still have to declare the fact that it was underpinned previously? The underpinned part of the building would now have been removed. Not only would the two storey extension be more functional, if it removed the underpinning "stigma" from the house this would also be very useful!

Thanks
Paul

John_Pierpoint

Removing the old underpinning would probably cost a small fortune - it should be strong enough to take another story.

Perhaps we need a rehabilitation of buildings act?
http://www.lawontheweb.co.uk/Road_Traffic_Law/Rehabiliation_of_Offenders_Act

How near would you be to the boundary ? - don't forget the "party wall act" if you want to dig half way to Australia.

Not to mention the fact that you might destabilise the existing original house.

What sort of soil failed under the original extension?

H22A

The cost of removing the underpinning was a concern, however we do have builders in the family, so there may be an option to have certain works carried out at a subsidised rate. I suppose it would come down to whether it is cost effect to remove the underpinning "stigma" and allow to property to realise its full value.

I've not yet had sight of the details pertaining to the underpinning, however the current occupier is of the opinion that the work done was sufficient to allow for a two storey extension in the future.

Re the boundary, pretty close to it, however there are no neighbours to that side. The land immediately adjacent is council owned scrubland so there would be no party wall issues.

Not sure of the soil type, again once I have seen the report I should have more information. My parents live approx half a mile away, and hit clay approx 2 feet down when digging a pond!

*Scarlett

Even if you were to remove the extension, you would probably still have to declare the subsidence.

The individual circumstances might be taken into account by some insurers and a professional survey may be required.

There are companies that will cover underpinned properties eg

http://www.homeprotect.co.uk/home-insurance/subsidence-insurance.aspx

General insurers will normally be reluctant when it comes to any type of recent subsidence especially if the affected area is attached to the main house ie an extension. Once a time period has passed (could be up to 25 years!) with no further issues, you may be able to obtain a standard cover.

You might want to speak to insurers directly or contact a local broker.