Guide
Buying a house with subsidence
By Structural Repairs UK · Updated 2026-11-09
Buying a house with subsidence means buying one where the ground beneath has moved, either in the past and been repaired, or now. It can be a sound purchase with the right survey, paperwork and insurance, but this guide is general information, not legal or financial advice, so speak to a surveyor, a solicitor and a mortgage broker before you commit.
Can I buy a house that has had subsidence?
Yes, you can buy a house that has had subsidence, and many people do. What matters is whether the movement has stopped, whether the cause was dealt with, and whether the repairs were properly specified and recorded. A house that moved, was investigated, monitored and repaired with full paperwork is a very different purchase from one with fresh, unexplained cracks. Expect lenders and insurers to ask more questions than usual, and allow extra time in the sale for answers.
What survey should I get?
For a house with known or suspected subsidence, a full building survey from a chartered surveyor is usually more suitable than a basic report. Tell the surveyor about the history before they visit. If they find signs of movement, they will often recommend a structural engineer’s inspection, which is a guide £500 to £2,000 inc VAT depending on the property, region and scope. The engineer can say whether movement looks historic or current, and what further checks, such as a drain survey or monitoring, might be wise.
What should I ask the seller about past claims?
Ask the seller, through your solicitor, for the full history of any subsidence and any insurance claim. The seller’s property information forms usually ask about this, but the documents behind the answers matter most. A complete file makes it far easier for your surveyor, lender and insurer to judge the risk. Gaps in the paperwork are worth raising before exchange, not after.
- The insurer’s claim reference and outcome
- Engineer’s and loss adjuster’s reports
- Monitoring results and the dates they cover
- Drain survey findings and drain repairs
- The schedule of repairs and who carried them out
- Building control completion certificate, if needed
- Any certificate of structural adequacy
What is a certificate of structural adequacy?
A certificate of structural adequacy is a document, usually from a structural engineer, confirming that a repair has been completed and that the building is structurally adequate for its use. It is often issued at the end of a subsidence claim. It is not a promise that the house will never move again, and its wording varies, so your surveyor and solicitor should read it. Lenders often ask for one, and a missing certificate on a past claim can slow a mortgage offer.
Will I get a mortgage on a house with subsidence?
Often you can, but lenders vary, and their decision usually depends on the paperwork and the valuer’s report. Some lenders accept a house with a closed, well-documented claim, while others ask for an engineer’s report, retain part of the loan until repairs are done, or decline. A house with active, unrepaired movement is much harder to mortgage. A mortgage broker who knows which lenders accept past subsidence can save time. Speak to a broker before relying on any particular lender.
How do I keep the house insured?
You keep the house insured by arranging buildings cover well before exchange, because a subsidence history narrows the choice of insurers. Some insurers decline houses with a subsidence history, while others offer cover with a higher excess or a subsidence exclusion. Where the seller’s insurer handled the claim, that insurer may be willing to continue cover for a new owner, which can help keep subsidence covered without a gap. Ask the seller about this early and check the terms with the insurer or a broker. Lenders usually need insurance in place from exchange.
What if the subsidence has not been repaired?
If the subsidence has not been repaired, find out why before going further. There may be an open claim still in monitoring, or the seller may never have claimed. An open claim may not pass to you automatically, so your solicitor should check what happens to it on sale. Get an engineer’s view and, if helpful, a written repair quote to inform your offer. We give no-obligation written quotes, and can price to an existing loss adjuster’s or engineer’s schedule.
Questions about this guide
Should I walk away from a house with subsidence?
Not necessarily. A house with historic, well-documented and properly repaired subsidence can be a reasonable purchase, sometimes at a better price. The risk rises where movement is current, the cause is unclear, or the paperwork is missing. A building survey, an engineer’s view and early quotes for insurance and a mortgage will show whether it works for you.
Does a subsidence history lower a house’s value?
A subsidence history can affect what buyers will pay, but the effect varies widely with the area, the repairs and the paperwork. A long-repaired house with clear records may be affected little, while active movement can make a house hard to sell at all. Your surveyor or valuer can comment on a particular property; this guide cannot.
Can I negotiate the price if a survey finds subsidence?
You can raise the survey findings and ask for a price reduction, a repair before completion or a retention, though the seller does not have to agree. A written repair quote and an engineer’s report give you firmer ground for that conversation. Your solicitor can advise on how any agreement is recorded in the contract.