Buying a house with history of subsidence

E2021 · 2025-01-26T16:39:00+00:00

We are currently looking at purchasing a home that has had previous subsidence issue . (2016) This was due to tree roots that had infiltrated a drain that caused water to go under the house . All works have been carried out and the house did not require under pinning . We have had a structural appraisal report which has stated no further movement in the past 8 years We have had a level 2 survey completed which hasn't brought up any further movement . We can get insurance however it is 1000£ for the year with a £5k excess . Would this put anyone off from going ahead with the purchase? Has anyone else been in a similar situation and if so have you had issues reselling? I don't want the house to be a burden on my children in the future . Any help/ guidance is appreciated !

Coffeeguru81 · 26/01/2025 16:40

Yes it would put me off

stichguru · 26/01/2025 16:42

Yes it would put me off.

Flubadubba · 26/01/2025 17:20

Would put me off if I wasn't intending to stay for a very, very long time.

Wizzywoo18 · 26/01/2025 19:42

Presumably the tree that caused the issue is still standing?

We had to sell my parents' house recently. A very large tree next door had caused subsidence back in the late 1980's and the house was underpinned. (The tree in question was cut down fairly recently as it was dying which helped I think).

We were very upfront about this with the agent and buyers and it did put a few off. I spoke to the surveyor sent round by the eventual buyer and he said if subsidence is likely to reoccur, it usually does so within 20 years of the original repairs.

The underpinning was done under insurance and this did push the premium up but my parents were only expected to pay an excess of £1k for subsidence. This was a large Victorian semi detached. The yearly insurance was much less than the amount you've been quoted.

fingertraps · 26/01/2025 19:57

Don’t do it. Friends bought a house with a history of subsidence and then couldn’t sell. They ended up selling at auction and losing thousands.

ConstanceM · 26/01/2025 19:59

Don't do it. For one you wont be able to re-sell in future years

whatwouldyoudoifisangoutofkey · 26/01/2025 20:00

Goodness this is weird. Where I live in SE London we are on clay and subsidence and underpinning is the norm.
Houses change hands all the time.

Original poster

E2021 · 26/01/2025 20:07

Wizzywoo18 · 26/01/2025 19:42

Presumably the tree that caused the issue is still standing?

We had to sell my parents' house recently. A very large tree next door had caused subsidence back in the late 1980's and the house was underpinned. (The tree in question was cut down fairly recently as it was dying which helped I think).

We were very upfront about this with the agent and buyers and it did put a few off. I spoke to the surveyor sent round by the eventual buyer and he said if subsidence is likely to reoccur, it usually does so within 20 years of the original repairs.

The underpinning was done under insurance and this did push the premium up but my parents were only expected to pay an excess of £1k for subsidence. This was a large Victorian semi detached. The yearly insurance was much less than the amount you've been quoted.

Edited

No the tree was removed at the time of repairs in 2017
As far as we know the cause of the subsidence has been removed . However I am concerned we may struggle to get insurance in the future for whatever reason, I am reading awful stories online. .
And I don't want the house to be a burden . We love the house , we just don't know what to do for the best 😞

OP posts:

Scissor · 26/01/2025 20:09

Bought underpinned over 20 years ago, had been done 7 years before I bought, clay base, all trees removed at time of underpinning, mortgage all ok as paperwork immaculate.
Stupid high insurance premium for a long while, over 25 years and no movement you're back onto ordinary premiums and TBF the house has been amazing and I have no wish to move ever.
That's the minimum I'd want if buying .. Apparently underpinning is really not the default anymore, my friend directly behind me gets very regular reviews on movement and hasn't bothered doing anything as it's so not a problem.

Scissor · 26/01/2025 20:11

Oh, just seen your bit about insurance, previous owner's insurance agreed to continue the premium with them as they knew the complete history of the house. Just stayed with them.

lastgreat · 26/01/2025 20:12

whatwouldyoudoifisangoutofkey · 26/01/2025 20:00

Goodness this is weird. Where I live in SE London we are on clay and subsidence and underpinning is the norm.
Houses change hands all the time.

This! I heard an underpinned house is actually preferable in SE London because most houses will eventually experience subsidence

Original poster

E2021 · 26/01/2025 20:37

Scissor · 26/01/2025 20:09

Bought underpinned over 20 years ago, had been done 7 years before I bought, clay base, all trees removed at time of underpinning, mortgage all ok as paperwork immaculate.
Stupid high insurance premium for a long while, over 25 years and no movement you're back onto ordinary premiums and TBF the house has been amazing and I have no wish to move ever.
That's the minimum I'd want if buying .. Apparently underpinning is really not the default anymore, my friend directly behind me gets very regular reviews on movement and hasn't bothered doing anything as it's so not a problem.

Hi
Thanks for this !
Did your insurance premium go up annually by a significant amount? As this concerns us . At the moment £1000 a year is affordable however if this increased significantly we would be stuck with a higher mortgage and insurance rate 😩

OP posts:

cherrybakehill · 26/01/2025 23:45

I wouldn’t buy OP. I have a friend who couldn’t sell due to this

Mum2So · 27/01/2025 00:29

Is it in London? Most of London is built on clay so subsidence issues are common.

Original poster

E2021 · 27/01/2025 07:02

No we're in the West Midlands
The house hasn't required Under pinning the problem fixed itself .

OP posts:

Newbie2025 · 28/01/2025 00:58

It would put me off but then I'm an overly cautious person!
If you plan on it being your forever home then it may be worth it but if not then I would walk away, you are potentially limiting the panel of mortgage lenders who would lend on it and definitely limiting insurance companies.

Tintinuviel · 16/02/2026 02:58

whatwouldyoudoifisangoutofkey · 26/01/2025 20:00

Goodness this is weird. Where I live in SE London we are on clay and subsidence and underpinning is the norm.
Houses change hands all the time.

I'm looking to buy a house in SE London and the one we've offered on has had subsidence - technically from the neighbours side so the neighbors habe had underpinning etc as they are near the trees... and the house we may be buying has had stitching on the cracks.

Trying to estimate the risk is hard as a lot of people tell you to steer clear; but yhis seens to be hard to avoid where we are.

I'd be grateful if you could share any experience around SE London.

I'd also be intetested to know what OP decided as we are in a similar boat.

treeowl · 16/02/2026 06:34

lastgreat · 26/01/2025 20:12

This! I heard an underpinned house is actually preferable in SE London because most houses will eventually experience subsidence

Show quote history

This isn’t true but it seems house sellers with subsidence say it a lot!

However the issue with subsidence is usually the insurance premiums & the fear of selling it on.

canyon2000 · 16/02/2026 09:39

Tintinuviel · 16/02/2026 02:58

I'm looking to buy a house in SE London and the one we've offered on has had subsidence - technically from the neighbours side so the neighbors habe had underpinning etc as they are near the trees... and the house we may be buying has had stitching on the cracks.

Trying to estimate the risk is hard as a lot of people tell you to steer clear; but yhis seens to be hard to avoid where we are.

I'd be grateful if you could share any experience around SE London.

I'd also be intetested to know what OP decided as we are in a similar boat.

Edited

Show quote history

You will be better off starting your own thread rather than tagging on to the bottom of old threads. People will just respond to the original post and probably miss yours.

8TinyToeBeans · 16/02/2026 09:47

I personally would steer clear. Not so much because I'm concerned it would move again - it was clearly a specific issue, not related to the ground the home sits on but related to a defect that occurred - and it is now resolved. That could happen to anyone. But I think it'd be harder to sell in the future, more costly through your time there in insurance. I'd also be a bit concerned about insurance playing silly buggers if they could remotely tie anything to the subsidence works. Unless there is something about it that puts it miles ahead of any other house you may consider, then I'd keep looking.

Tintinuviel · 16/02/2026 13:23

canyon2000 · 16/02/2026 09:39

You will be better off starting your own thread rather than tagging on to the bottom of old threads. People will just respond to the original post and probably miss yours.

Show quote history

Oh I get that, I tagged a particular comment because I was interested in their reply/experience specifically abd DMimg feels weird. I'm aware most will look past the thread in general or reply to op , as they should.

Tintinuviel · 16/02/2026 13:23

Oh I get that, I tagged a particular comment because I was interested in their reply/experience specifically abd DMimg feels weird. I'm aware most will look past the thread in general or reply to op , as they should.

CointreauVersial · 16/02/2026 13:30

This wouldn't put me off, particularly if it's the perfect house. It wasn't subsiding due to an underlying/ongoing cause, such as soil type, it was a specific issue that was fixed, and there has been no movement ever since.

KilkennyCats · 16/02/2026 13:34

whatwouldyoudoifisangoutofkey · 26/01/2025 20:00

Goodness this is weird. Where I live in SE London we are on clay and subsidence and underpinning is the norm.
Houses change hands all the time.

Yes, most of London is like this.
The thing is, a house that’s been underpinned is actually far more stable than it would have been originally.
There’s no issue.

BrickBiscuit · 16/02/2026 13:49

We're selling our 1900 semi on a sloping site soon. Bought 40 years ago; our survey noted past movement (sloping floors, doorhead gaps), and said it was not progressive. Mortgage retention of £1000 for wall-strapping at roof level which was done. 20 years ago drains replaced after root damage. Two large and three medium trees within 10m have since died or become weak and been removed. 15 years ago an underpinning surveyor we requested reported no work was needed. We have stayed with the same insurer as a precaution. £1k subsidence excess, £400 current annual buildings premium. Most local houses have cracks or movement. Frequent successful sales, mostly elderly neighbours downsizing.