Subsidence issues help needed

Rivers44

Looking for some advice in terms of an issue we have with subsidence.

we moved into our property in 2007 and have been fine with no movement until last year (2020). The incredibly hot weather caused some movement in our house. Double glazed porch moved, cracks in some walls and floor tile damage. We submitted a insurance claim in September and the work is finally being done in the next four weeks. The cause of the problem was a large oak tree in the neighbours garden which has been completely removed.

during the period of the claim, our renewal was due and our premiums went up tenfold . I tried to look around at the time but no other insurer would look at us until the work is completed. Obviously once the work is done I will look again.

my questions are

(1) when I look to move my insurance hopefully at a cheaper rate ( I know I need to pay more following a claim but a 10 times increase in premium seems ridiculous) will I need anything from the insurer, loss adjuster or builder to say the work has been done?

(2) the insurer has taken an age to do anything. I have always replied to any questions by return and my neighbour had the tree removed within 3 weeks of being informed. If they were anywhere near competent this would have been done months ago. I feel like writing to the CEO to complain as l, due purely to their lack of speed, I am locked in to an expensive insurance without the ability to move. Does anyone think this is worth the time?

thanks in advance for any advice

Sandtree

Rivers44 said:

(1) when I look to move my insurance hopefully at a cheaper rate ( I know I need to pay more following a claim but a 10 times increase in premium seems ridiculous) will I need anything from the insurer, loss adjuster or builder to say the work has been done?

Moving insurance is likely to be difficult unless you are willing to give up subsidence cover which is likely to breach mortgage T&Cs if you have one. Home insurance is done online 95% of the time with many not wanting non-standard risks so most will just decline rather than ask for anything from your current insurers etc

Annemos

Good evening

a) Are they putting any helibars in your walls? If so, make sure the Engineer of the Insurance Company has actually designed the scheme. Also, ask if approved installers will be used to fit them.

And also check all the instructions for your planned installation. to see if you think it looks right. 

https://www.helifix.co.uk/uploads/pdfs/downloads/Helifix-Crack-Stitching.pdf

(All this is from my own bitter experience! You do not want workmen with no knowledge, putting the bars in anywhere!) 


b) Re the repairs timing. My thoughts are that after tree removal, the property needs to go through a period of monitoring through the Winter rehydration period, to see if the property has stabilised and the cracks have closed up. 

So March 2021 would likely be the earliest they could do the repairs. Then this year we also had a lot of freezing weather into the Spring, which also holds up the builidng work. And also Covid issues at companies and builders. So, I don't think it is is too bad, your timeline. 

c) When they have done the work you will need a Certificate of Structural Adequacy from the Insurance Company. This details what repairs have been done and who did them. 

(Mine still going on since 2018!) 

Annemos

Re premiums

Ombudsman sometimes looks at this


https://www.financial-ombudsman.org.uk/files/39773/DRN1053055.pdf

https://www.financial-ombudsman.org.uk/files/180691/DRN7403431.pdf

Rivers44

Thanks everyone for the helpful advice.

one more question, if I may. Does anyone have a suggestion for a broker who can obtain quotes for properties that have past subsidence issues?

eddddy

Rivers44 said:

...my neighbour had the tree removed within 3 weeks of being informed.

Was there professional advice to remove the tree, or did the neighbour just decide to do it?


If the tree was very big, and the problem was caused by clay soil shrinking, the clay soil might swell now - which might introduce a risk of heave, which could cause different damage to your house. Especially if your house is very old, and without modern foundations.

If you haven't already done so, it might be worth getting your own structural engineer to give you advice, whilst you wait for the insurers to get moving.

Annemos

Yes. As a rule of thumb, if the tree is the same age as the house or younger, then they are often of the opinion that the tree can be removed.

It is more complicated for trees that are older than the house. 

I had a problem finding a Structural Engineer who was really expert in trees and Subsidence. (I am not in London, where it is more routine, I believe.)

But then I had a huge stroke of luck. I found the very best and well-known Tree Inspector in our local area. And of course he had been called in on Tree root Subsidence cases, in the past.

Therefore, he was able to recommend a good Structural Engineer, who had worked on this type of thing. 

My first survey was 600 pounds a couple of years ago.