Guide
Subsidence insurance claims explained
By Structural Repairs UK · Updated 2026-11-09
A subsidence insurance claim is a claim on your buildings policy for damage caused by the ground moving beneath your foundations, and it usually runs in stages: report, investigate, deal with the cause, monitor, then repair. Claims often take many months, and the subsidence excess is commonly about £1,000.
How does a subsidence claim start?
A subsidence claim starts when you report suspected damage to your buildings insurer, ideally as soon as you notice it and before any permanent repairs. Have your photos, crack measurements and dates ready. The insurer registers the claim and usually appoints a loss adjuster to manage it, sometimes a firm that handles subsidence claims in particular. They may visit, or ask for photos first. Keep paying your premiums, and ask your insurer or broker before changing policies while a claim is open.
What is the subsidence excess?
The subsidence excess is the part of the claim you pay yourself, and it is commonly about £1,000, though some policies set a different figure. Check your policy schedule rather than assuming. The excess usually applies once per claim, not per visit or per repair. Work you choose to add that goes beyond putting the damage right, such as upgrading finishes or redecorating rooms that were not affected, is betterment and is normally priced and paid for separately.
How is the cause investigated?
The loss adjuster usually investigates the cause before agreeing any repair. That can include a structural engineer’s inspection, trial pits to look at the foundations and soil, soil samples tested for shrinkage, a CCTV survey of the drains, and a look at nearby trees and their roots. On clay soils, trees and drains are the two things investigated most often. The aim is to confirm that the damage is subsidence and find what is driving it, because repairs only last once the cause is dealt with.
Why does my house need monitoring?
Monitoring shows whether the building is still moving and whether action on the cause has worked. Studs are fixed either side of cracks, or level points on the walls, and readings are taken over time. Monitoring of up to 12 months is often needed so the readings cover both the dry late summer and the wet winter. It can feel slow, but repairing a building that is still moving usually means the cracks come back. Once readings show it is stable, the repair can be specified.
What repairs are usually carried out?
Most subsidence claims are put right without underpinning. Once the cause has been dealt with and the building is stable, the usual repair is crack stitching, repointing, replastering and redecorating the affected areas. Underpinning or ground stabilisation is used only where the engineer finds the foundations need it. The loss adjuster or engineer usually produces a schedule of repairs. We can price to your loss adjuster’s or engineer’s schedule, and we deal with building control where the work needs it.
How long does a subsidence claim take?
A subsidence claim often takes many months, and longer where monitoring or foundation work is needed. Timings depend on the cause, the season, how quickly reports are agreed and how busy everyone is, so treat the figures below as rough guides rather than promises. The repair itself is often the shortest part of the whole process, once the building has been shown to be stable.
- Monitoring, where needed: often 6 to 12 months
- Crack stitching on site: 1 to 3 days
- Resin injection on site: 1 to 2 days
- Underpinning a small section: about a week
- Larger underpinning schemes: 3 to 6 weeks
What if my claim is declined?
If your claim is declined, ask for the decision and the reasons in writing, with copies of any engineer’s or adjuster’s reports. Claims are often declined because the damage is judged not to be subsidence, for example shrinkage cracks, wall tie corrosion or a failed lintel, or because it started before the policy began. You can use the insurer’s complaints process and, if that does not resolve it, refer the complaint to the Financial Ombudsman Service. An independent engineer’s report can help if you disagree with the diagnosis.
Questions about this guide
What records should I keep during a subsidence claim?
Keep a dated record of everything: photos of each crack with a ruler in shot, your own measurements, every letter and email, the adjuster’s and engineer’s reports, monitoring results, drain survey findings and invoices. Note phone calls with the date, the name and what was agreed. A tidy file makes the claim easier and helps when you sell the house later.
Can I choose my own contractor for a subsidence claim?
Often you can, but agree it with your insurer or loss adjuster first. Some insurers prefer to use their own contractors, while others accept a price from yours against the agreed schedule. Either way, tell your insurer before permanent repairs start. We can price to your loss adjuster’s or engineer’s schedule, so any comparison is like for like.
Will a subsidence claim affect selling my house?
A past subsidence claim usually has to be disclosed when you sell, and buyers and lenders will ask about it. A well-documented claim, with reports, monitoring results, repair details and a certificate of structural adequacy where one was issued, is far easier to explain than unexplained cracks. A solicitor can advise on what to disclose.