Purchasing a new home is one of the most significant investments most people will ever make. But what happens when you find a property that ticks all the boxes—except it has a history of subsidence? Many buyers immediately back away at the mention of structural issues, but buying a house with subsidence isn’t always a deal-breaker. With the right knowledge, guidance, and professional input, it could even be an opportunity to buy a desirable property at a reduced price.
In this blog, we’ll cover what subsidence is, how to identify it, what to consider before buying a property with subsidence, and why it’s essential to seek professional advice before making any decisions.
What is Subsidence?
Subsidence occurs when the ground beneath a property sinks, causing the foundation to become unstable. This can lead to serious structural issues if not managed properly. Common causes include:
- Clay soil shrinking during dry spells
- Tree roots extracting moisture from the soil
- Poorly filled ground or mining activity
- Broken underground drainage systems
Subsidence should not be confused with settlement, which is a natural process that occurs shortly after construction when a building adjusts to the ground beneath it.
Signs of Subsidence
If you’re viewing a property, keep an eye out for these tell-tale signs of subsidence:
- Large, diagonal cracks in walls, especially around doors and windows
- Cracks that are wider at the top than the bottom
- Doors and windows sticking or not closing properly
- Sloping floors
- Rippling wallpaper (even when there’s no dampness)
While some cracks are harmless and merely cosmetic, those associated with subsidence often affect the structural integrity of the property.
Should You Buy a House with Subsidence?
Buying a house with a history of subsidence comes with risks, but it’s not always a reason to walk away. In fact, properties that have experienced subsidence and been professionally underpinned can sometimes be more structurally sound than those without such a history.
However, there are key factors to consider before going ahead with a purchase:
1. Survey and Assessment
Always instruct a RICS-qualified surveyor to conduct a full structural survey. They’ll determine whether the property currently has active subsidence or whether it’s historic and stable. The surveyor’s report will provide you with a detailed analysis and recommendations for repair if needed.
2. Insurance Implications
One of the biggest hurdles when buying a property with subsidence is getting buildings insurance. Some insurers are reluctant to offer cover, or they may impose high premiums and excesses. However, if the current owner already has insurance in place, you may be able to continue with the same provider.
3. Cost of Repairs
If the subsidence is ongoing, you may need to factor in the cost of underpinning or structural repairs. These works can run into tens of thousands of pounds, depending on the severity. Ensure you have accurate quotes and factor them into your budget before making an offer.
4. Future Saleability
Even if you’re comfortable buying a house with subsidence, future buyers may not be. It could take longer to sell the property down the line, and you may have to accept a lower price. Speak to estate agents in Prescot or your local area to gauge the market and understand how subsidence might affect your property’s value in the long term.
The Role of the Seller
If you’re seriously considering making an offer, ask the seller to provide:
- A history of the subsidence (e.g., when it occurred and how it was treated)
- Documentation of any work carried out (such as underpinning)
- Details of the current insurance policy
- A recent structural survey if available
Transparency is key. If the seller is evasive or lacks documentation, proceed with caution.
Negotiating the Price
Properties with a history of subsidence typically sell for less than comparable homes without such issues. Use this to your advantage. If repairs are needed, get professional estimates and use them as a basis for renegotiating the asking price. You may also want to factor in the difficulty and cost of obtaining insurance.
Legal and Mortgage Considerations
Your solicitor should carry out thorough checks during the conveyancing process, particularly around historical insurance claims and repair works. Additionally, not all lenders are willing to provide a mortgage on properties affected by subsidence. It’s advisable to consult with a mortgage advisor who can recommend lenders that are more flexible with non-standard properties.
Final Thoughts
Buying a property with subsidence isn’t for everyone, but it can be a viable option if you approach it with care. By carrying out the right surveys, seeking professional advice, and budgeting accordingly, you can make a smart investment—potentially gaining a property others overlook.
If you’re in the market for a home and have questions about subsidence or structural issues, don’t hesitate to speak with local professionals, including surveyors, insurers, and reputable estate agents in Prescot, who can guide you through the process and help you make an informed decision.
