subsidence query

sunshine246810

About 7 years ago we had a subsidence claim on our house. Cracks were monitored, think for about 9 months, might have been longer.  Never really got a real diagnosis as to what caused the subsidence but they ruled out nearby trees.  They relined drains, rebuilt a garage wall, put in outside gulley, cracks were filled and think one crack over an internal door had a metal bit put in.  Anyway, fast forward and we have noticed further cracks.  Most noticeable outside paving adjacent to the property.  The cracks look like small steps. Also some more indoor cracks.  Put in a claim, had someone round and it was concluded its just normal wear and tear !   This was a few months ago.  Didnt know what to do, so just thought will get outside cracks in paving done ourselves as the insurance company has said its not subsidence and dont want someone tripping up on them.  Got heavy matting over them at the moment.  
Anyway, yesterday was moving furniture about and noticed a 2 foot vertical crack in lounge wall on outside wall facing front of house. Went out to look outside but cant see anything from outside of house. 
Do you think it would be ok to put in another claim to see if its subsidence.   Really bothering me that all these cracks are appearing.  The property is about 50 years old. We had a proper survey done when we moved in 30 years ago which didnt show anything up (this was usefull in our first claim 7 years ago as think they were trying to wriggle out of it.) 
Thanks in advance for any advise.    

Sandtree

You need the declined claim reopened rather than a third claim logged. Subsidence isnt typically covered for paths, fences etc unless it impacts the main building and so focus on that in the call rather than the paving

dunstonh

The cracks look like small steps. Also some more indoor cracks.  Put in a claim, had someone round and it was concluded its just normal wear and tear !  

I live in an area where nearly all the houses get cracks in them most years.   This year has been good as it wasnt a drought but two of our rooms have cracks internally which were not there a few years ago.   They are just through normal movement finding the weakest spot in old plaster or previous repairs that were not up to scratch.

Movement and subsidence are two different things but plenty of people, and sometimes insurers, get them mixed up.

We never claim on our insurance but get them repaired as normal routine maintainance.

Do you think it would be ok to put in another claim to see if its subsidence.   Really bothering me that all these cracks are appearing.  

It can be worrying if you are seeing cracks but it can also be very routine and normal and not something to worry about.    Understanding what your issues are is often key to being worried or just accepting the cosmetic issues that arise.    
You may want to get a structural engineer out to inspect the property.   They will tell you if it's just minor movement or something more extreme.  You would explain it to you so you understand the issues.  

In our case, the house is on clay with shallow foundations and stretches and contracts over the year.  The historic materials used (lime mortar outside and lime, sand and horsehair plaster internally for example) gave enough play to handle the movement.   However, as properties age and wear and tear occurs, sometimes they lose their flexing ability and dry out and the weakest spot will go ping and a crack will appear.   Sometimes historic repairs use the wrong materials (such as hard plaster or mortar with no flexing ability) and will force the next weakest spot to crack or for the original repairs to reopen when they suffer wear and tear.

Sometimes you end up playing whack-a-mole every few years with new cracks.

Fear about your property can be horrible.  I have been there and know what its like.   However, knowledge and understanding can overcome that.  Even if the outcome is that there is an issue that needs fixing.  It can help with an insurer as well as you have an independent engineers report to use with the insurer.

Annemos

Do you have a water meter? Can you check it to make sure it is not spinning when it should not be?

It is best to just check that there is not a water main somewhere underneath the vertical crack, that could have burst or is leaking. 

Sometimes the water main can run under the property. 
 

sunshine246810

Thanks for replies. No dont have water meter.  Cracks are random throughout the house. 
Think I will just have to accept they are usual cracks that form in houses as we did have someone out from insurance to assess them and he says its not subsidence.  

sunshine246810

Well posting here again as cant seem to navigate myself round the site well.  
Ok, that time of year to renew home insurance.  Was quoted £695.   Did a newbie quote like for like and was £500 .  Anyway, OH phoned them up to negotiate with them as he had read about "price walking" .  Lady on phone said the extra was due to us telling the insurance company about further cracks, even though they were assessed and the result was it is not subsidence again and just cosmetic.  OH argued with them, would you rather we just keep quiet about the cracks and therefor maybe causing worse damage resulting in insurance company potentially having to pay out more.  Lots of negotiating went on and eventually a price of £510 was agreed on.  phew.

Anyway, come on here to say we have now found another crack in lounge wall.  Is vertical from windowsill to skirting board.   So do we report that or just put it down to its probably cosmetic again.  If we report it, will be the same next year when coming to renew.  Surely insurance companies should be encouraging their customers to report things like cracks to prevent potentially more expensive work down the line if it is subsidence.  

dunstonh

We never tell the insurer about any new cracks that appear and treat it as routine maintenance.     Cosmetic graded cracking is not a reportable event.

Surely insurance companies should be encouraging their customers to report things like cracks to prevent potentially more expensive work down the line if it is subsidence.  

With better insurers, that is more likely to be the case.  With comparison site insurers its more likely to be a yes/no (black or white) outcome.  They don't want shades of grey.

sunshine246810

Yes we will do that in future. Before, thought was doing what's best for the insurer as well as reassuring for us. Oh well
Its a very well known insurers. Initial DL  lol