Buying or selling a property with subsidence can be tricky. Subsidence happens when the ground under a building sinks, causing the foundation to move. This can lead to cracks in walls and other problems.
You can buy or sell a house with subsidence, but you need to be careful. If you’re selling, you must tell buyers about any subsidence issues.
If you’re buying, you should get a full survey done to check the extent of the problem. Cash buyers might find it easier to buy a house with subsidence. Some mortgage lenders are wary of these properties.
It’s important to know if the subsidence is ongoing or in the past. Past subsidence that’s been fixed is often less of a worry than current issues.
Key Takeaways
- You must tell buyers about subsidence when selling a house
- Get a full survey when buying a house with subsidence
- Cash buyers may find it easier to buy houses with subsidence
Understanding Subsidence
Subsidence can pose serious risks to properties. Knowing its causes, signs, and how to assess the danger helps buyers and sellers make informed decisions about affected homes.
Definition and Causes
Subsidence happens when the ground under a building sinks, pulling the property’s foundations down with it. This can lead to cracks in walls, floors, and ceilings.
Common causes include:
- Clay soil shrinkage due to drought
- Tree roots absorbing moisture from the soil
- Leaking drains washing away soil
- Old mine workings collapsing
- Poor foundations
Clay soil is a major factor in many cases. It expands when wet and shrinks when dry, causing ground movement.
Identification and Monitoring
Spotting subsidence early is key. Look out for:
- Diagonal cracks wider at the top than bottom
- Cracks around doors and windows
- Doors and windows sticking
- Rippling wallpaper not caused by damp
If you spot these signs, don’t panic. Not all cracks mean subsidence. Some are just normal settling.
To check if subsidence is active:
- Mark the ends of cracks
- Measure their width
- Check again after a few months
Growing cracks might mean ongoing subsidence.
Risk Assessment
When buying a house with subsidence, get a full structural survey. This will reveal the extent of the problem and needed repairs.
Factors affecting risk include:
- Property age and type
- Local soil conditions
- Nearby trees and their species
- Drainage systems
- Historical mining activity
Insurance can be trickier for homes with subsidence history. You might face higher premiums or excesses. Some insurers might refuse cover altogether.
Fixing subsidence can be costly. Methods range from removing problem trees to underpinning the foundations. Always get expert advice before buying an affected property.
Legal and Insurance Aspects
Buying or selling a property with subsidence involves important legal and insurance matters. These can affect your rights, obligations, and financial position.
Disclosure Obligations
When selling a property with subsidence, you must be open about its history. It’s your duty to tell potential buyers about past or current subsidence issues. This includes:
- Details of any repairs or underpinning
- Dates of when problems occurred
- Copies of structural reports
Not sharing this info could lead to legal trouble later. Buyers might sue for damages if they find out after purchase.
Sellers should always disclose subsidence history to avoid future disputes. Be ready to answer questions from buyers’ solicitors about the property’s condition.
Insurance Considerations
Getting insurance for a property with subsidence can be tricky. Many insurers see these homes as high-risk. This might mean:
- Higher premiums
- Limited cover options
- Large excesses for subsidence claims
Some insurers might refuse cover altogether. It’s wise to shop around and compare quotes from different companies.
If you’re buying, check the current policy. Ask if it can be transferred to you. This could save hassle and money.
For ongoing cover, you might need to prove the subsidence is fixed. An engineer’s report can help with this.
Impact on Mortgages
Subsidence can make getting a mortgage harder. Lenders often view these properties as risky investments. This can lead to:
- Fewer mortgage options
- Higher interest rates
- Larger deposit requirements
Some lenders might ask for a retention. This holds back part of the loan until repairs are done.
Cash buyers might find it easier to purchase homes with subsidence. They don’t face the same lending hurdles.
If you’re selling, be prepared for buyers to face mortgage challenges. It might limit your pool of potential purchasers.
The Buying Process
When purchasing a property with subsidence, you need to take extra care. These steps will help protect your investment and ensure you make an informed decision.
Surveying the Property
Start by hiring a qualified surveyor to inspect the property thoroughly. They’ll look for signs of subsidence like cracks in walls or uneven floors. The surveyor will check if the issue is ongoing or has been fixed.
Ask for a full structural survey, not just a basic home buyers report. This gives you a detailed picture of the property’s condition.
If subsidence is found, you might need a structural engineer’s report. This will tell you how serious the problem is and what repairs are needed.
Keep in mind that some signs of movement are normal in older buildings. Your surveyor can explain which issues are concerning and which aren’t.
Negotiating the Price
Once you have the survey results, you can start negotiating. If subsidence is found, you may be able to get a lower price.
Think about repair costs when making your offer. Get quotes from builders to understand what you might need to spend.
Remember, properties with past subsidence often go to cash buyers. If you need a mortgage, some lenders might be cautious.
Be prepared to walk away if the seller won’t budge on price or if the subsidence issues seem too risky.
Contractual Agreements
When buying a property with subsidence, the contract is crucial. Make sure it includes all the details about the subsidence problem.
Ask the seller for records of any past repairs. This includes underpinning work or other fixes.
The contract should state who is responsible for ongoing or future subsidence issues. This protects you from unexpected costs later.
Consider adding a retention clause. This holds back some money until certain repairs are done.
Get a good conveyancer who understands subsidence issues. They can make sure the contract covers all the right points.
The Selling Process
Selling a property with subsidence requires careful preparation and strategic marketing. You’ll need to address potential buyer concerns and highlight the property’s positive aspects.
Preparing the Property
Before listing your home, gather all relevant documents about the subsidence issue. This includes structural survey reports, insurance claims, and records of any remedial work.
Make sure your house is in good condition. Fix any visible cracks or damage caused by the subsidence. A fresh coat of paint can help improve the property’s appearance.
Consider getting a new structural survey done. This can give potential buyers up-to-date information about the property’s condition. It may also help you set a fair asking price.
Be ready to answer questions about the subsidence. Know the details of when it occurred, what caused it, and how it was fixed. This openness can build trust with buyers.
Marketing Strategies
When selling a house with subsidence, be upfront about the issue. Mention it in your property listing to avoid wasting time with buyers who aren’t interested.
Focus on the positive aspects of your home, such as location, size, or recent upgrades. Price your property realistically. Homes with subsidence often sell for less than similar properties without issues. Get valuations from estate agents who have experience with subsidence-affected homes.
Target cash buyers or investors who may be more willing to take on a property with subsidence. These buyers are often less concerned about mortgage approval issues.
Consider alternative selling methods. Property auctions can be a good option for homes with subsidence, as they can lead to a quicker sale.
Remedial Actions and Repairs
Fixing subsidence requires expert intervention and careful planning. Proper repairs can stabilise the property and prevent further damage.
Stabilisation Techniques
Several methods can be used to stabilise a subsiding property. Underpinning is a common technique where the foundation is deepened or strengthened. This involves digging beneath the current foundation and filling the space with concrete.
Another approach is resin injection. This involves pumping expanding resin into the ground beneath the foundation. The resin expands, filling voids and compacting the soil.
For less severe cases, tree removal might suffice. Large trees near the house can cause soil shrinkage. Cutting them down or pruning roots can stop subsidence.
Fixing damaged drains is also crucial. Leaky pipes can wash away soil, leading to instability. Reliable solutions often include repairing or replacing faulty drainage systems.
Professional Repair Services
Hiring skilled professionals is key for effective subsidence repairs. Structural engineers can assess the damage and recommend the best course of action. They’ll create a detailed plan for stabilising the property.
Specialist contractors carry out the actual repairs. They have the tools and know-how to perform underpinning, resin injection, and other complex tasks.
It’s vital to choose a firm with a proven track record in subsidence repairs. Insurance companies often have preferred contractors. If you’re claiming on your policy, they might suggest specific firms. Always get multiple quotes and check references before hiring anyone.
After repairs, ongoing monitoring is important. Professionals can install devices to track any further movement, ensuring the fix has been successful.
Case Studies
Real-life examples show how subsidence affects property sales. Buyers and sellers face unique challenges and opportunities when dealing with this issue.
Successful Transactions
A couple in Manchester sold their house with subsidence after getting professional help. They fixed the problem and got a good price. The key was being open about the issue and having proof of repairs.
Another case involved a cash buyer who got a bargain on a subsidence-affected home in London. The seller dropped the price by 15%, but the buyer saw potential. After repairs, the property value went up.
These cases show that with the right approach, you can sell or buy a house with subsidence.
Challenging Scenarios
Not all subsidence cases go smoothly. A family in Bristol struggled to sell their home for two years due to severe subsidence. They had to lower the price by 25% to attract buyers.
In another case, a buyer pulled out of a sale after finding undisclosed subsidence during a survey. This led to legal issues for the seller.
These examples highlight the need for honesty and proper assessment when dealing with subsidence. It’s crucial to get expert advice and be ready for longer sale times or lower prices.
Future Considerations
Proper planning and upkeep are key for properties affected by subsidence. Owners can take steps to protect their investment and boost value over time.
Long-Term Maintenance
Regular checks are vital for homes with subsidence history. Watch for new cracks in walls or floors. Keep an eye on doors and windows to see if they stick. Test pipes and drains yearly for leaks.
Trees near the house need pruning. Their roots can dry out soil and cause more sinking. Water the garden in dry spells to keep soil moist. This helps stop further ground movement.
Get a structural survey every few years. This can spot issues early. Fix small problems fast to avoid big repairs later. Keep all papers about past subsidence work. These help if you sell or need more fixes.
Value Appreciation Strategies
Homes with past subsidence can still gain value.
Fix all known issues fully. Get certificates for completed work. These prove the house is safe and stable.
Upgrade other parts of the home. A new kitchen or bath can lift the price.
Make sure the house looks well-kept. Fresh paint and a tidy garden help a lot.
Tell buyers about past problems and fixes. Being open builds trust.
Show how you’ve cared for the home since. This can ease worries about buying a house with subsidence history.
Look into extra insurance. Some policies cover future subsidence. This can make your home more appealing to buyers.
