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Subsidence

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dizzyblnd
dizzyblnd Posts: 449 Forumite
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in House buying, renting & selling
Hi hope someone can help me.

I'm buying a property and the search has revealed there was a subsidence issue due to a tree in 2003. The tree was removed and had superstructure repairs in 2004. Does this mean that the house is good to buy now? What's the chance of it happening again? How will it affect my buildings insurance?
Mortgage free wannabee 2022 #82
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  • Anglea
    Anglea Posts: 7,204 Forumite
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    I would be happy to know too because my parents can't re-insure their properly due to subsidence in their garage (which is set at a distance from the house) and every single insurer I've called said they're not interested. It's caused by a tree next door and they're thinking of demolishing the garage but I wondered if it still would cause a problem or not.
  • eddddy
    eddddy Posts: 16,441 Forumite
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    dizzyblnd wrote: »
    I'm buying a property and the search has revealed there was a subsidence issue due to a tree in 2003. The tree was removed and had superstructure repairs in 2004. Does this mean that the house is good to buy now? What's the chance of it happening again? How will it affect my buildings insurance?

    The subsidence history will be an issue for a lot of insurers.

    But, for example, - when I last checked - AXA provide buildings insurance cover on normal terms where subsidence occurred over 10 years ago. And Legal & General will offer cover on normal terms after 15 years .


    Realistically, you might expect to pay a little less for a house with a subsidence history, because of the hassle with insurance.
  • treecol
    treecol Posts: 332 Forumite
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    I don't think this comment will help you but will add it in case it may. We have just walked away from a house that has subsidence due to heave after a tree was removed. The gable end of the house next door is also showing signs of movement. The house has had an endless stream of people to view it & all have walked away. We took our builder with us to do a 2nd viewing - he used to carry out building surveys, specialising is subsidence. He advised us to walk away, saying there are just too many complications that could arise in the future. He said unless the house was about £200k cheaper ( which it never would be) it just wouldn't be worth the future problems with resale, insurance - further complications after underpinning & the possibility of it reoccurring elsewhere in the building & the insurance excluding any future claims for subsidence.
  • dizzyblnd
    dizzyblnd Posts: 449 Forumite
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    Thank you Eddddy and trecol. As it was over 14 years ago and there have been no problems since, is it likely to have recurring issues?
    Mortgage free wannabee 2022 #82
  • PhilE
    PhilE Posts: 566 Forumite
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    Presuming the repairs where done to the foundations, ie underpinning, this will increase the cost of insurance, affect the mortgage and therefore decrease the value of the property.

    This can be a bit ridiculous as a house that has been underpinned on clay soil due to subsidence, will probably be more secure than a house on the same street which hasn't been underpinned. However, thats the way the market goes.

    So the property your interested in may be completely fine, however it has lost some value.

    If its the home you want to live the rest of your life in, make a low offer and be prepared to pay more for insurance.

    If you may want to sell it later, or pass on a property of value to your children, I'd forget it. Not worth the hassle.
  • Marvel1
    Marvel1 Posts: 7,172 Forumite
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    Get quotes on insurance before exchange to have an idea.
  • AnotherJoe
    AnotherJoe Posts: 19,622 Forumite
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    dizzyblnd wrote: »
    Hi hope someone can help me.

    I'm buying a property and the search has revealed there was a subsidence issue due to a tree in 2003. The tree was removed and had superstructure repairs in 2004. Does this mean that the house is good to buy now? What's the chance of it happening again? How will it affect my buildings insurance?

    Are you planning to plant another tree in the same place?
  • Tom99
    Tom99 Posts: 5,371 Forumite
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    [FONT=Verdana, sans-serif]Do you have full details of the claim and also a specification of any building work carried out? The property may not have been underpinned only the tree removed and the walls monitored for future movement for a while.[/FONT]
    [FONT=Verdana, sans-serif]With that information in hand get an insurance quote and make sure in detail what future subsidence would be covered and what the excess will be.[/FONT]
  • dizzyblnd
    dizzyblnd Posts: 449 Forumite
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    Thank CJDavies and Tom99. That's really helpful- going to request all those things then see.

    AnotherJoe- no I don't plan on planting any trees.
    Mortgage free wannabee 2022 #82
  • Slinky
    Slinky Posts: 9,985 Forumite
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    Anglea wrote: »
    It's caused by a tree next door and they're thinking of demolishing the garage but I wondered if it still would cause a problem or not.

    Yes unfortunately the property will probably still carry a subsidence marker even if the garage is demolished.

    It does get easier to insure properties as time goes by. We've just bought one where the single storey extension was underpinned 27 years ago and have got just the normal £1K excess for subsidence because it was over 25 years.

    Try speaking to a broker. We have cover with Vasek.
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