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Original poster

Which risk is worse?

33 replies

Milikite · 21/08/2023 17:48

Property A is “high” risk for groundwater flooding. Property has never been flooded before but the searches flag it as an issue.

Property B is “very high” risk for subsidence. Again, no subsidence at the property to date but the searches flag it as an issue AND the climate change report says it is “very likely” to “extremely likely” to occur in the future (2030s and 2050s). The risk seems to be driven by trees in the property, at least four of which are protected by tree preservation orders. Two are oak trees, which are apparently among the worst for causing subsidence.

Any thoughts on which is the worse risk to put up with, groundwater flooding or subsidence? I always thought flooding was worse because subsidence doesn’t mean you have to move out, right? But maybe those who have suffered subsidence would disagree?

OP posts:
Original poster
Milikite · 22/08/2023 07:28

Diymesss · 22/08/2023 06:58

With the trees, you would need to keep an eye on them. One of my neighbours’ protected oak trees recently cracked in half and a huge branch fell, damaging several cars on the way down. Apparently the branch had become rotten. If a building had been in the way no doubt it would have smashed through the roof.

How scary! Yes the trees would be a responsibility, for sure.

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RidingMyBike · 22/08/2023 07:51

Milikite · 21/08/2023 23:15

Does anyone have any knowledge of how insurers view these risks? Would it be more difficult to get insurance on a property that has flooded or a property that had experienced subsidence, all other things being equal?

Just try out using one of the insurance comparison sites and see whether it would be accepted/what prices are. You won't know all the details (type of locks etc) but can just choose a generic lock type for this purpose.

You might find you need to speak to an insurer - we were living within 50 metres of a river that flooded but on ground that rose steeply so we weren't at risk. The insurer wanted to talk about it every year at renewal! Getting the renewal was never a problem.

JanglyBeads · 22/08/2023 08:05

Yes, get some insurance quotes.

Original poster
Milikite · 22/08/2023 08:11

I will get some quotes. I'm more wondering what the difference would be between the two properties in the future, i.e. AFTER flooding/subsidence.

@JusthereforXmas said actual subsidence (rather than just risk) should not be a barrier to getting insurance but I'm doubtful. I've just read about a homeowner being forced to stay with the current insurer (because other insurers wouldn't cover) and the premium shooting up.

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MotherOfGodWeeFella · 22/08/2023 08:15

Does the house have a cellar? Groundwater flooding could be an issue if it does although you can mitigate with sump pumps to some extent.

Trees with TPO can have crown reductions, etc as needed for maintenance. You have to apply for planning permission in order to go ahead, usually on the back of a report from a tree surgeon. A house that's underpinned is unlikely to move due to further subsidence.

Original poster
Milikite · 22/08/2023 08:20

MotherOfGodWeeFella · 22/08/2023 08:15

Does the house have a cellar? Groundwater flooding could be an issue if it does although you can mitigate with sump pumps to some extent.

Trees with TPO can have crown reductions, etc as needed for maintenance. You have to apply for planning permission in order to go ahead, usually on the back of a report from a tree surgeon. A house that's underpinned is unlikely to move due to further subsidence.

No cellar in the flood risk house.

It definitely seems like subsidence, while being super scary, is fixable (once it happens) whereas flooding seems more like a case of making the property as resilient as possible but then it could happen over and over.

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RidingMyBike · 22/08/2023 08:35

Subsidence felt like a manageable risk when we began to look for a house two years ago - we considered one house that had been underpinned but it wasn't quite the right time for us to purchase. We wouldn't have considered one at risk of flooding.

It was a lot cheaper than a non-underpinned house in same location which would have meant being able to get a large house in a great location for a similar price to a much smaller one. I'm not sure what mortgage companies think of them - ie would it affect you getting a mortgage or being able to sell it on. We were cash buyers so this wouldn't have affected us. The excess for the insurance for subsidence is a lot higher so you'd also need to make sure you had enough saved up to cover that should it be needed.

Original poster
Milikite · 22/08/2023 10:00

RidingMyBike · 22/08/2023 08:35

Subsidence felt like a manageable risk when we began to look for a house two years ago - we considered one house that had been underpinned but it wasn't quite the right time for us to purchase. We wouldn't have considered one at risk of flooding.

It was a lot cheaper than a non-underpinned house in same location which would have meant being able to get a large house in a great location for a similar price to a much smaller one. I'm not sure what mortgage companies think of them - ie would it affect you getting a mortgage or being able to sell it on. We were cash buyers so this wouldn't have affected us. The excess for the insurance for subsidence is a lot higher so you'd also need to make sure you had enough saved up to cover that should it be needed.

Thanks for sharing this. Good to know.

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