Minor Subsidence: Buying A House

Subsidence is a common issue that affects properties, causing the ground beneath a building to sink. Although it can lead to severe structural damage, it is essential to understand that not all subsidence cases are severe. In some instances, a property may be affected by minor subsidence, which can be rectified with proper intervention.

In this insight, we discuss minor subsidence, its causes, signs, and how to deal with it when buying a house with minor subsidence.

Key Takeaways:

• Minor Subsidence can impact mortgage eligibility for properties, as lenders may perceive it as a higher risk, making it essential to discuss the subsidence situation with potential lenders and provide comprehensive information about the issue and its remediation.
• Common causes of minor subsidence include clay shrinkage, tree roots, leaking pipes or drains, and soil compaction.
• Signs of minor subsidence include small cracks in walls or render, sticking doors and windows, and slight sloping or sinking of floors.
• Minor subsidence, although not immediately threatening, should be addressed promptly to prevent it from escalating into a more significant problem, especially when buying a house.

What is Minor Subsidence?

Minor subsidence is a less severe form of subsidence that may not pose an immediate threat to the structural integrity of a property. It often occurs due to natural processes or human activity and may cause slight shifts in the ground beneath a building. However, it is crucial to address minor subsidence before it escalates into a more significant problem.

What Causes Minor Subsidence?

Several factors can contribute to minor subsidence in properties. Some of the common causes include:

Clay shrinkage

Soil with a high clay content tends to expand when wet and contract when dry. This can result in minor ground movement, leading to subsidence.

Tree roots

Trees can absorb moisture from the soil, causing it to dry out and shrink. If trees are planted too close to a property, their roots may contribute to minor subsidence.

Leaking pipes or drains

Water leaks can wash away soil particles, leading to a gradual reduction in the volume of the soil and causing minor subsidence.

Soil compaction

Poorly prepared ground or low-quality soil can compact and shift downwards, resulting in minor subsidence.

What are the Signs of Minor Subsidence?

It is crucial to identify the signs of minor subsidence early on to address the issue before it escalates. Some common signs of minor subsidence include:

Small cracks in walls

Hairline cracks, especially those less than 3mm in width, may indicate minor subsidence.

Doors and windows sticking

If doors and windows become difficult to open or close, it may be due to minor subsidence causing slight warping of the frames.

Slight sloping or sinking of floors

Minor subsidence can cause slight unevenness in floor levels.

How do you Fix Minor Subsidence?

If you suspect your property has minor subsidence, it is essential to take appropriate steps to address the issue. Here are some steps to follow when dealing with minor subsidence:

Consult a Professional

The first step in addressing minor subsidence is to consult a qualified structural engineer or surveyor who can assess the property and determine the extent of the problem. They will provide recommendations on the necessary remedial actions required to fix the issue.

Repair the Cause

Once the cause of minor subsidence has been identified, the next step is to address the problem. This may involve repairing leaking pipes or drains, removing trees or vegetation near the property, or improving the soil quality and drainage around the building. In some cases, your cracked walls or render will be covered by your home insurance.

If you are living in a home less than 10 years old, you may opt to look at making a claim through the New Homes Building Council (NHBC) scheme which provides warranty for your new build property. Especially if you suspect there is a serious issue with the structure of your home it would be advisable to speak to NHBC so they can assess the property condition via a surveyor.

Monitor the Property

After addressing the cause of minor subsidence, it is crucial to monitor the property for any further signs of ground movement. Regular inspections by a professional can help ensure that any new issues are identified and addressed promptly.

Buying a House with Minor Subsidence

When considering buying a house with minor subsidence, it is essential to evaluate the potential risks and costs associated with the property. Here are some factors to consider:

Obtain a Comprehensive Survey

A thorough survey conducted by a qualified professional will help determine the extent of the subsidence and provide recommendations for remedial actions. This information is crucial in deciding whether to proceed with the purchase of the property.

Assess the Costs of Repair

Before purchasing a property with minor subsidence, it is essential to obtain estimates for the costs of addressing the issue and repairing any damage. This will help you determine if the purchase is financially viable.

Minor Subsidence and Mortgage Eligibility

Obtaining a mortgage for a house with minor subsidence may be more challenging, as lenders view the property as a higher risk. However, minor subsidence will not cause too many problems when looking to get a mortgage, so long as all the repairs are completed.

It's essential to discuss the situation with potential lenders and provide them with comprehensive information about the subsidence and its remediation.

For example, if during the property survey, it was discovered that the house had minor subsidence. The survey report will indicate that the subsidence was caused by clay shrinkage and recommend remedial actions to address the issue. The prospective buyers will need to discuss the findings with their mortgage lender and underwriter, providing information about the subsidence and the plan to fix it. 

If subsidence has been resolved, a mortgage is possible with a survey confirming the fix. However, for severe cases, bridging loans or staged funding may be necessary. 

Home Insurance Considerations

Finding suitable home insurance for a property with minor subsidence can be more challenging and expensive. However, specialist insurance policies may be available to cover properties with subsidence issues. It is essential to research and compare insurance options to find the most suitable coverage.

Remember, it is a requirement for a lender that you have home insurance in place. If you are unable to find cover due to the severity of your subsidence, your mortgage will not be able to proceed.

Selling a House With a History of Minor Subsidence

Purchasing a property with minor subsidence may affect its future resale potential, as some buyers may be hesitant to purchase a property with a history of subsidence. It is essential to consider this factor when deciding whether to buy a property with minor subsidence.

If your home had subsidence in the past but it has been fixed, you need to keep the paperwork and show it to potential buyers. However, it might be harder to get insurance and a mortgage, and some buyers may be put off. Be honest and explain that the issue has been resolved when talking to buyers. If the subsidence happened while you owned the property, be open about what caused it and how it was fixed. Some people get scared when they hear "subsidence," so it's best to be upfront and address any concerns they may have. The information will likely come up during a property survey.

Is Minor Subsidence a Problem?

Minor subsidence is a less severe form of subsidence that can be rectified with proper intervention. When considering buying a house with minor subsidence, it is essential to evaluate the potential risks and costs associated with the property. By obtaining a comprehensive survey, assessing the costs of repair, and considering mortgage eligibility, insurance options, and future resale potential, you can make an informed decision about purchasing a property with minor subsidence. To speak with a Mortgage or Insurance adviser about your minor subsidence, complete the Sunny Fact Find for Advice.