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Original poster

1930s Barnet house survey came back with movement. Proceed or not?

10 replies

Newage23 · 26/09/2025 20:46

Hi all, I need some advice. We’re considering buying a 1930s mid-terrace house in High Barnet (EN5). The RICS Level 3 survey flagged some movement, so we had a structural engineer inspect it.
Here are the structural engineer’s recommendations:

  • CCTV drainage survey and check the rainwater pipe by the bay window
  • Stitch cracks with 6mm stainless steel Helibars (LRE) every four brick courses, then repoint with matching mortar
  • Carry out visual monitoring over 12 months to assess any further movement
  • Keep all above-ground drainage in good condition to prevent water ingress into the foundations
Report conclusion: The observed cracking to the bay window and junctions at the front of the property is consistent with localised and seasonal movement, likely exacerbated by drainage issues. Provided the recommended drainage repairs, crack stitching, and monitoring are carried out, the structure should remain stable. We then did a drainage survey, but it couldn’t be completed due to blocked gullies. The survey recommended:
  • Excavating the RW gullies in order to complete inspection works + Replacing them with UPVC roddable gullies (£6k)
  • Possibly installing new soakaways, which could cost another £12k (£6k front + £6k back).
Home Insurance: I also called AJ Gallagher (insurance broker) as Churchill said no for giving me Insurance after hearing about Movement. They quoted £1,872 per year without subsidence cover. They said once I’ve done the works recommended by the structural engineer, they could include subsidence cover at the same price (£1,872/year). Does this sound right? We’re unsure whether to proceed with the purchase, and if we do, what the likely costs might be. I’ve read that movement is fairly common in the Barnet area. Has anyone had a similar experience and can share what it cost, or offer some guidance?
OP posts:
CatchingtheCat · 27/09/2025 01:04

I wouldn’t. But I guess it depends how much you love the house, how many other houses are on the market, if the price reflects the issues, how desperate you are to move, etc etc

Blueberrymuffinsforthewin · 27/09/2025 05:42

It would be a no from me, it sounds like a very stressful buy

verycloakanddaggers · 27/09/2025 05:50

That's not an appealing prospect.

Has the asking price been reduced to reflect the work required?

If the work will definitely make it sound and the price reflects the cost of doing the work, you could proceed if you want to - but it sounds like a difficult property.

whatisthegoddamnholdup · 27/09/2025 06:10

I wouldn’t proceed with this one.

WonderingWanda · 27/09/2025 06:52

No don't do it. The current owners need to get the works completed under their own insurance. It takes years of monitoring to be sure the subsidence has ceased and only then will your insurance go back to a more reasonable level. I did buy a house with historic subsidence that had been repaired and it was fine. Current issues though are a whole can of worms and a potential money pit.

Original poster
Newage23 · 27/09/2025 16:54

CatchingtheCat · 27/09/2025 01:04

I wouldn’t. But I guess it depends how much you love the house, how many other houses are on the market, if the price reflects the issues, how desperate you are to move, etc etc

Thank for the reply. The seller has Churchill insurance for Subsidence, Ground Heave and Landslip (Excess £1000) but has not made any claims on it. Our lender valuation did mention the movement but we still got the mortgage offer out. We think the property price is reduced to reflect the workings (Drainage, Helibars etc.) needed on this one - currently priced at approx £650k for a 3bed in High Barnet. We not getting any insurance which covers subsidence as the issues highlighted by the structural engineer are still open and yet to be fixed. What scares us the future issues - resell etc. and future movement if any, given Barnet area has high chances of seasonal movement.

OP posts:
Original poster
Newage23 · 27/09/2025 16:55

verycloakanddaggers · 27/09/2025 05:50

That's not an appealing prospect.

Has the asking price been reduced to reflect the work required?

If the work will definitely make it sound and the price reflects the cost of doing the work, you could proceed if you want to - but it sounds like a difficult property.

Thank for the reply. The seller has Churchill insurance for Subsidence, Ground Heave and Landslip (Excess £1000) but has not made any claims on it. Our lender valuation did mention the movement but we still got the mortgage offer out. We think the property price is reduced to reflect the workings (Drainage, Helibars etc.) needed on this one - currently priced at approx £650k for a 3bed in High Barnet. We not getting any insurance which covers subsidence as the issues highlighted by the structural engineer are still open and yet to be fixed. What scares us the future issues - resell etc. and future movement if any, given Barnet area has high chances of seasonal movement.

OP posts:
Original poster
Newage23 · 27/09/2025 16:55

WonderingWanda · 27/09/2025 06:52

No don't do it. The current owners need to get the works completed under their own insurance. It takes years of monitoring to be sure the subsidence has ceased and only then will your insurance go back to a more reasonable level. I did buy a house with historic subsidence that had been repaired and it was fine. Current issues though are a whole can of worms and a potential money pit.

Thank for the reply. The seller has Churchill insurance for Subsidence, Ground Heave and Landslip (Excess £1000) but has not made any claims on it. Our lender valuation did mention the movement but we still got the mortgage offer out. We think the property price is reduced to reflect the workings (Drainage, Helibars etc.) needed on this one - currently priced at approx £650k for a 3bed in High Barnet. We not getting any insurance which covers subsidence as the issues highlighted by the structural engineer are still open and yet to be fixed. What scares us the future issues - resell etc. and future movement if any, given Barnet area has high chances of seasonal movement.

OP posts:
IdaGlossop · 27/09/2025 17:04

I wouldn't, for the reasons PPs have stated, and also because It's terraced. Similar problems in the terrace could have an impact on you even after you've fixed the problems in your own house.

LadyLolaRuben · 27/09/2025 17:05

I wouldn't spend all that money on a property for the worry and hassle it may bring. I cant see the point in having potential problems hanging over you. How bad does a property need to be before you would withdraw? There's lots of other properties out there...

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