Subsidence - what do I do?

solmend

Hi - I think my property may have subsidence - cracks have been appearing including around doors and doors jamming over the last 2-3 years. None of the cracks are that wide but I think that I should get them investigated. The problem is that I know insurance companies run a mile from the word subsidence and I don't want to even approach mine before I'm sure. Can anyone suggest what I should do? Can I ask a few subsidence companies for quotes like builders? Problem then is how do they know unless they dig down first? I'm concerned that a specialist company might insist that work be done unnecessarily as they're dealing with something that a lay person can't assess. I know I sound paranoid but I have been stung several times regarding work on my house and I'm now very wary.Thanks

Doozergirl

You call a structural engineer. They will tell you what needs to be done to assess the property. Youay need a builder or a drain survey, but the SE will have an idea of the next steps to take once they've seen the house.

Of course, if you don't want to be stung, you go through your insurers.

Furts

To offer suggestions it would be helpful to know where the property is located, how old it is, is it clay ground, are there trees nearby, is it external walls or internal walls, are the walls load bearing, are there faulty drains or water service pipes...these are some that come to mind.

Otherwise I suspect that Forum users will not be able to offer anything worthwhile, other than saying monitor the situation or fit some Tell Tales.

solmend

Thanks for your replies. My house is a two up, two down terrace in north London.Built in 1895 and this is a clay area - so prone to subsidence. The walls are outside and internal but most with cracks are load bearing and downstairs. There is a large tree on the pavement outside the front - they're spaced about every 50 metres down the road - I believe it's a hornbeam. It's 5 - 6 metres from the front of the house and about 10 metres high. I suppose you're going to say subsidence...but then do I just contact a structural engineer and they then do a survey? If it is subsidence can I claim back the engineer's fee as part of the excess I have to pay on a subsidence claim? Thanks again

Furts

One approach would be to ease the doors and decorate the cracks. Then monitor the situation. Even after the subsidence repairs, if indeed it is subsidence, the doors will require easing and the decorating doing. Hence you have nothing to loose by doing this. If you intend selling in the coming years this might also be the easy option. The problem then becomes one for someone else.

solmend

Thanks for all your help - I rang a structural engineer who told me to monitor the situation by seeing what happens in August this year. As that's the driest time, any subsidence caused by drying out of clay soil will occur then. Then if it gets worse I know who to call....

macman

Is the actual masonry cracked? If not, it's just plaster shrinkage and minor movement/vibration. Hack off some plaster and investigate. Any competent builder can check that for you otherwise, you don't need a specialist at this point.

pineapple

I would do just about anything before contacting the insurance company. Because when you sell in the future the dread word 'subsidence' may come up - whether or not you have it - and may scare off buyers.

pollypenny

Don't contact your insurer yet. We did. Their surveyor investigated and said it was a minor, easy to repair issue.

They still bumped the renewal cover up.

Btw: nothing like the situation you describe.

pineapple

pollypenny wrote: »

Don't contact your insurer yet. We did. Their surveyor investigated and said it was a minor, easy to repair issue.

They still bumped the renewal cover up.

Btw: nothing like the situation you describe.

Good point.
In fact I didn't realise till recently you are supposed to report every incident to them - whether or not you make a claim - and your insurance might go up as result.