Home Insurance and Subsidence: Signs, Cover and Claims

What is subsidence and what causes it?

Subsidence is the downward movement of the ground beneath a building, which pulls the foundations down with it and puts strain on the structure above. Its most common cause is soil losing moisture and shrinking, which happens during prolonged dry weather. Many parts of the UK sit on clay-rich soils that swell when wet and shrink when dry, so a long, hot, dry spell can cause the ground to contract and a property to move. Trees and large shrubs add to the risk because their roots draw water from the soil, and leaking drains or water pipes can wash soil away or soften the ground. The Association of British Insurers has linked rising subsidence to a changing climate, with hotter, drier summers increasing the frequency of ground movement. The pattern is clear in the claims data: major surges followed the hot summers of 2018, 2022 and 2025. Subsidence is not the same as settlement, the gradual bedding-down of a new building, or heave, where the ground swells and pushes a structure upwards, though all involve ground movement. Understanding the cause matters, because insurers assess and treat each type differently, and confirming subsidence usually requires a period of monitoring rather than a single inspection.

Is subsidence covered by home insurance?

For most homeowners, subsidence is covered by standard buildings insurance, which typically includes subsidence, heave and landslip as standard perils. Contents insurance is generally not affected, because subsidence damages the structure rather than belongings. There is an important difference from other home claims, though: subsidence claims usually carry a much higher excess, often a minimum of around £1,000, reflecting the cost and complexity of these claims. Cover also depends on the property having been insured continuously, and a home with a history of subsidence can face higher premiums or a larger excess. The scale of subsidence claims has grown. The Association of British Insurers reported that home insurers paid £72 million for domestic subsidence claims in the second quarter of 2026, with the average claim reaching a record £20,000, more than £2,000 higher than the same period a year earlier. That followed the warmest spring on record in England and Wales. Across the whole of 2025, domestic subsidence payouts reached a record £307 million after the hottest summer on record, showing how strongly these claims track hot, dry weather.

What are the warning signs of subsidence?

Subsidence often shows itself through cracks, but not every crack means subsidence, as small cracks from normal settlement or changes in temperature are common in most homes. The cracks that point to subsidence tend to appear suddenly rather than gradually, are usually diagonal, and are often wider at the top than the bottom. They commonly appear near doors and windows, where the structure is weakest, and are frequently thicker than a ten pence coin, or wider than about three millimetres. Other signs include cracks that can be seen both inside and outside the property in the same place, doors and windows that begin to stick without an obvious cause such as damp, and wallpaper that ripples or crinkles in areas that are not affected by damp. Because these signs can have other explanations, it is worth seeking professional advice rather than assuming the worst. A chartered surveyor can assess whether movement is likely to be subsidence and how serious it is. Keeping a dated photographic record of any cracks, and noting whether they are growing, helps both a surveyor and an insurer judge whether the movement is active or historic, which affects how a claim is handled.

Which homes are most at risk?

The risk of subsidence is not spread evenly. Homes built on clay-rich soils are the most exposed, because clay shrinks and swells the most as its moisture content changes, and large areas of England sit on such soils, particularly London and the South East, along with parts of the Midlands. The age and design of a property also matter. Older homes, including many Victorian houses and properties built in the 1920s and 1930s, often have shallower foundations than modern buildings, which makes them more vulnerable to ground movement. Proximity to trees and large shrubs raises the risk further, as their roots draw moisture from the soil during dry weather. Insurers increasingly use postcode-level data and soil information to assess subsidence risk, which can affect the availability and cost of cover in higher-risk areas, sometimes leading to larger excesses or tighter terms. Homeowners in these areas do not automatically face problems, and most homes on clay never suffer structural subsidence, but awareness of the risk helps with spotting early signs and taking simple preventive steps. Anyone buying a property in a higher-risk area may wish to commission a full structural survey before purchase.

How to make a subsidence claim

If subsidence is suspected, the first step is to contact the buildings insurer rather than arranging repairs directly, because the insurer needs to assess the cause before any work begins. The insurer will usually appoint a loss adjuster, and often a structural engineer, to investigate. Confirming subsidence typically involves a period of monitoring, tracking whether cracks are moving over several months and across different seasons, so these claims take longer to resolve than most. Once the cause is established, the remedy depends on the severity. Many cases are managed with measures such as removing or managing nearby trees, repairing drains and filling cracks, and only a minority require underpinning, the more disruptive process of strengthening foundations. The higher subsidence excess applies to the claim. For homeowners who later sell, the claims history is important: industry arrangements allow a property's subsidence history and any ongoing cover to pass to a new insurer, which helps a buyer obtain cover. Keeping records of the claim, the monitoring and any repairs is useful both for the claim itself and for any future sale. If a claim is declined or the settlement is disputed, the complaint can be taken to the Financial Ombudsman Service.

How to reduce the risk of subsidence

Some simple maintenance can reduce the risk of subsidence, particularly for older homes. Managing trees and large shrubs near the property helps, but this needs care: removing a mature tree suddenly can cause the ground to swell and lead to heave, so it is best to seek advice from an arboriculturist or surveyor before taking action. Keeping gutters, downpipes, drains and plumbing well maintained prevents leaks that can wash away or soften the ground beneath foundations. For new homes, building deep foundations reduces the risk from the outset. Watching for early warning signs, and acting promptly when cracks appear rather than waiting, can limit the damage and the cost of any eventual claim. Because subsidence is closely linked to prolonged dry weather, the risk tends to rise through hot, dry summers, so this is the time to be most alert. Where movement is confirmed, following the insurer's guidance and keeping thorough records will make the process smoother.

For more on protecting your home and managing costs, see the Home insurance, Property and Bills and household costs sections, or the Before You checklists.

Frequently asked questions

Does home insurance cover subsidence?

Yes, subsidence is covered by most standard buildings insurance policies, usually alongside heave and landslip. These claims carry a higher excess than other home claims, often a minimum of around £1,000.

What are the first signs of subsidence?

Common early signs are cracks that appear suddenly and are diagonal and wider at the top, often near doors and windows, along with doors or windows that stick and wallpaper that ripples away from damp.

How much does a subsidence claim cost?

The average subsidence claim reached a record £20,000 in the second quarter of 2026, according to the ABI. A higher excess of around £1,000 typically applies, and complex cases can cost far more.

What causes subsidence?

Subsidence is usually caused by soil losing moisture and shrinking during prolonged dry weather, especially on clay soils. Trees and large shrubs drawing water, and leaking drains, can also contribute.

Will subsidence make my home hard to insure?

A history of subsidence can raise premiums or the excess. However, industry arrangements let a property's subsidence history and cover pass to a new insurer, so affected homes can usually still be insured.