Buildings insurance and subsidence: what homebuyers need to know

Subsidence claims are rising as temperatures climb and the right buildings insurance and survey could save you thousands.

Buying a home is largely a step into the unknown. You've found a property you've fallen in love with, you've made an offer the seller has agreed to, and you're on the way to owning a building you hope to live in for a good few years.

But what happens if there is something about its condition that you only discover once you've signed on the dotted line and grabbed hold of the keys on moving-in day?

This is why it is essential to commission a survey from an accredited and experienced chartered surveyor. Not only does it tell you what you are looking at when it comes to budgeting for repairs and ongoing maintenance but it also gives you the information you need to continue with the purchase or enter renegotiations with the seller.

One other important consideration is buildings insurance. Most mortgage lenders will require at least a basic level of cover to protect their investment, but you should think carefully about exactly what your policy covers and particularly when it comes to major issues such as subsidence, where remedial work can be expensive and disruptive.

According to the Association of British Insurers (ABI), subsidence-related claims totalled £153 million in the first half of 2025 alone and the pattern is worsening.

As global temperatures rise and seasonal extremes become more pronounced, the ground dries out more frequently. This creates the conditions for subsidence, as soil shrinks and creates voids beneath buildings, pulling foundations downward.

The ABI reports that insurers supported almost 9,000 households recovering from subsidence damage in that period, with the average claim reaching £17,264. This followed abnormally high spring temperatures, which the Met Office says are becoming increasingly the norm.

As Louise Clark, Manager of General Insurance Policy at the ABI, said of the findings:

"Climate change is significantly increasing the risk of subsidence in the UK, particularly in areas with clay-rich soils that sink and swell in response to changing moisture levels caused by hot temperatures.

While not all cases can be prevented, homeowners can reduce the risk by managing nearby trees and shrubs that they own, and by ensuring that gutters, pipes and plumbing are well maintained to avoid leaks.

If you suspect your property has suffered from subsidence damage, contact your insurer as soon as possible.

It's exactly what your home insurance is there to cover."

Knowing what to look for can make a real difference. The key warning signs include cracks in external walls — particularly where the crack is wider at the top than the bottom and measures 3mm or more (roughly the depth of a 10-pence coin) — especially where they track to the corner of a doorway or window. A crack visible on both the inside and outside of the same wall is particularly significant.

Other common indicators include floors that have begun to slope (especially toward a corner), and doors or windows that now stick where they previously opened freely.

For a detailed breakdown of what surveyors look for, how subsidence differs from heave, and what remedial work typically costs, see our guide: Subsidence and heave: warning signs, causes and what to do.

The age and condition of a property should guide what level of survey you commission. For older properties, or those showing any of the signs above, a more detailed inspection is strongly advisable.

A survey from a RICS-accredited chartered surveyor will assess the structural integrity of the building, flag any symptoms of subsidence, and give you the information you need — whether that means proceeding with confidence, negotiating on price, or walking away altogether.

More than anything in a stressful process, a survey gives you the peace of mind that you need.

Surveyor Local connects you with a nationwide panel of chartered surveyors, all RICS members, who will work to identify structural problems including the symptoms of subsidence before you commit to a purchase.

Call us on to get your no-obligation quote, or use our online quote generator to get an instant price.