Subsidence can turn your home into a nightmare.
I’ve helped dozens of homeowners sell houses with subsidence across the UK. Each case taught me something new.
My background:
I’m Saif Derzi, founder of Property Buyers Today. Since 2015, I’ve bought tricky properties that others won’t touch.
Selling a house with subsidence means being honest with buyers.
You must tell them about all problems, show repair paperwork, and explain how it affects the house value and getting mortgages.
You’ll learn every way to sell your subsidence property.
I’ll explain all the legal stuff and how long it takes to realistically sell. Plus, smart tricks to get the best price.
Most importantly, you’ll avoid costly mistakes other homeowners made. These errors can cost you thousands of pounds.
- Understanding Subsidence and Its Impact on Property Sales
- Your Legal Obligations When Selling Property with Subsidence
- Getting Professional Subsidence Assessment and Valuation
- Repair vs Sell As-Is: Making the Right Financial Decision
- Selling Options for Properties with Subsidence
- Managing Buyer Concerns and Mortgage Challenges
- Why Choose Property Buyers Today for Your Subsidence Property
Understanding Subsidence and Its Impact on Property Sales
Subsidence can make selling your house much harder.
I’ve seen many sellers panic when they spot the warning signs. But understanding what’s happening helps you deal with it.
Subsidence means the ground under your house is sinking.
Common signs include:
- Cracks wider than a £1 coin
- Doors and windows that stick
- Floors that feel uneven
- Cracks that get bigger over time
The most common causes include:
- Clay soil – shrinks and swells with weather changes (most common in the UK)
- Nearby trees – willow, poplar, oak, and ash trees are especially thirsty
- Leaking drains – broken pipes soften soil and wash away foundations
- Old mining – quarry pits and mining create unstable ground
Insurance claims for subsidence take a very long time. I’ve seen cases drag on for years before getting sorted.
Subsidence can cut your house value by 10-20%.
And some buyers won’t even look at affected properties.
Getting a proper house valuation helps you understand the real impact. Many sellers are shocked by how much value they lose.
Your Legal Obligations When Selling Property with Subsidence
Selling a home with subsidence has strict legal rules.
You must tell buyers about ground movement problems. Breaking these rules can get you in big trouble and cost lots of money.
Property Information Form (TA6) Disclosure Requirements
The TA6 form asks questions about subsidence and house problems.
You must tell the truth about any ground movement in your home. This means subsidence, heave, and landslip. Even small cracks that might be subsidence need telling.
Lying on this form is against the law. Buyers can take you to court if you hide subsidence problems. The form asks about insurance claims and house repairs too.
Your lawyer will check your answers before sending the form. Make sure you tell them about any worries you have.
Consumer Protection from Unfair Trading Regulations Compliance
These rules protect buyers from lying sellers.
You cannot hide facts that might change a buyer’s mind. Subsidence is a big issue that affects house value. Not telling buyers about it breaks the law.
The rules cover everything you say and write about your home. This includes talks with estate agents and people who want to buy.
Breaking these rules can mean fines and court action. Buyers can ask for money back for any losses they have.
Insurance Claim History Disclosure Obligations
All insurance claims for subsidence must be stated.
Keep records of every claim you’ve made. This includes claims that were said no to and ones still being looked at. Buyers need to know about any ground movement problems.
Insurance companies share information about claims. Buyers can find out about claims even if you don’t tell them. Being honest from the start builds trust.
Some claims might not have been paid out. You still need to mention them on your forms.
Structural Engineer Reports and Their Legal Importance
Professional reports are important in law for house sales.
If you have engineer reports about subsidence, you must share them. These reports show how bad any problems are. Hiding them can get you in serious legal trouble.
Reports that show no problems now are just as important. They give buyers confidence about your home’s condition.
Old reports might not show what’s happening now. You might need new surveys to meet your legal duties.
Mortgage Lender Notification Requirements
Banks need to know about subsidence before lending money.
Most banks won’t lend on homes with active subsidence. They see it as too risky. Even old subsidence problems can affect lending decisions.
Buyers’ mortgage applications can fail if subsidence isn’t disclosed early. This can delay or stop your sale completely.
Being honest about subsidence helps buyers choose the right lender. Some banks work with properties that have structural problems.
Local Authority Involvement and Enforcement Notices
Councils get involved when subsidence affects public safety.
Building control officers can issue notices for dangerous subsidence. These notices require you to fix problems before selling. Ignoring them can result in court action.
Some subsidence problems affect neighboring properties. The council might need to investigate and take action. This can delay your sale a lot.
Planning permission might be needed for major subsidence repairs. Check with your local council before starting any work.
Getting all your documents ready before selling your home prevents delays and legal problems. Missing paperwork or lying can cost you thousands in legal fees and money claims.
Getting Professional Subsidence Assessment and Valuation
Getting the right expert help is important for subsidence problems.
I’ve worked with many people who hired the wrong person first. This wastes time and money when you’re already worried. But knowing who does what saves you from making mistakes.
A structural engineer checks if your house is safe.
Building surveyors look at general house problems. Structural engineers focus on serious foundation issues.
Your insurance company will send its own person. They decide if you need work to fix the foundations.
Active subsidence needs watching for months or years.
Getting a professional house valuation shows how much your house is really worth. Many sellers are surprised by how much the value drops.
Banks often won’t lend money for subsidence houses. Even with repairs, some banks say no to buyers.
Key people you need:
- Structural engineer – checks building safety
- Insurance surveyor – decides on repair work
- RICS valuer – gives accurate price assessment
Repair vs Sell As-Is: Making the Right Financial Decision
Deciding whether to fix subsidence or sell your home as-is affects your money big time.
Both choices have pros and cons. Understanding the costs and time helps you make the best choice for your situation.
Underpinning Costs and Timeline Considerations
Underpinning your house costs a lot of money and takes ages.
Most underpinning jobs cost between £15,000 and £50,000. Big houses or bad subsidence can cost even more. The work can take 3 to 6 months to finish completely.
You might need to move out while work happens. This costs extra money for somewhere else to live.
Building work is messy and noisy too.
Getting quotes from different builders helps you understand real costs. Some builders specialize in subsidence work and know what they’re doing.
Insurance Coverage for Subsidence Repairs
Insurance might pay for subsidence repairs, but not necessarily for everything.
Most home insurance covers subsidence damage and repair costs. But they often won’t pay the first £1,000 or more. Some policies have much higher amounts you pay first.
Insurance companies choose which builders to use. You might not get to pick who does the work.
They also decide what type of repairs to do.
Some insurance won’t cover certain types of subsidence. Tree root damage might not be covered if you planted the trees yourself.
Monitoring Period Requirements Before Repairs
You have to wait and watch before any repair work starts.
Most insurance companies want 12 months of monitoring first. They put special markers on your walls to measure movement.
This shows if subsidence is still happening or has stopped.
No repairs can start during this waiting time. Your house sale has to wait too. This monitoring period feels very long when you want to move.
If movement stops, you might not need big repairs. But you still have to wait the full monitoring time to be sure.
Impact of Completed Repairs on Property Value
Fixed subsidence doesn’t bring your house value back to normal straight away.
Even after good repairs, buyers still worry about subsidence coming back. Your house might be worth 10% to 20% less than similar houses. This lower value can last for years.
Getting proper certificates after repairs helps with value. Insurance-backed guarantees make buyers feel better about buying. Professional monitoring reports show the work was done right.
Some buyers actually like houses with completed subsidence repairs. They know the problem has been fixed properly.
Ongoing Maintenance and Warranty Implications
Subsidence repairs come with long-term responsibilities.
Most repair work comes with 10 to 20-year guarantees. You need to keep up with annual checks and maintenance. Missing these checks can cancel your warranty.
Tree management becomes very important after repairs. You might need to cut trees regularly or remove them completely. This costs money every year.
Some insurance companies want higher payments after subsidence claims. Your future insurance might cost more than before.
Cost-Benefit Analysis of Repair vs Immediate Sale
Working out the numbers helps you decide what’s best.
Selling as-is means you get money quickly but less of it. You might get 30% to 50% less than normal market value. But you avoid repair costs and waiting time.
Repairing first costs lots of money upfront.
Even after repairs, you might not get full market value back. The whole process can take 2 years from start to finish.
Consider what repairs are actually worth doing before you decide. Some fixes add value while others don’t help much with the sale price.
Selling Options for Properties with Subsidence
Estate Agents
The traditional route faces significant challenges with subsidence properties:
- Average sale time: 12-18 months (extended due to subsidence disclosure requirements)
- 2 in 3 transactions fall through (much higher rate for subsidence properties)
- Success depends on finding specialist buyers & mortgage lenders willing to approve
- You’ll face several costs:
- Commission fees (up to 3%)
- Conveyancing fees (up to £4,000)
- Structural surveys and monitoring reports (£1,500-£5,000)
- Specialist insurance arrangements
- Legal documentation for subsidence history
Property Buyers Today
When you need certainty with subsidence issues:
- Completion in as little as 7 days
- No mortgage complications or lengthy approval processes
- Clear benefits:
- No estate agent fees
- Legal fees covered
- No viewings – we buy subsidence properties as-is
- No structural repairs required
- Guaranteed completion date
- Trade-off: Expect up to 85% of market value (often similar to other options after repair costs and fees)
Experienced cash house buyers like Property Buyers Today understand subsidence properties and make the process straightforward.
Property Auction
Going under the hammer attracts specialist buyers:
- Timeline: 3-4 months
- Exchange happens immediately when the hammer falls
- Key considerations:
- Property sold as-is – no repair requirements
- Attracts developers and renovation specialists familiar with subsidence
- Risk of selling significantly under market value due to subsidence stigma
- Allow 4-8 weeks until auction day
- Allow 28 days to complete purchase
- Entry fees apply (up to £1,000)
- Auction house commission (up to 6%)
- Specialised knowledge of subsidence market helpful
Learn more about selling a house at auction to understand if this route suits your subsidence property.
Managing Buyer Concerns and Mortgage Challenges
Subsidence makes getting a mortgage much harder for buyers.
I’ve seen many sales fall through because banks won’t lend money. Buyers get excited about your house, then find out their bank says no. This happens even when all the repairs are finished properly.
Most banks avoid subsidence properties completely.
Insurance costs go up for new buyers. They need special subsidence cover, which costs more money.
Any guarantees from repair work must pass to new owners. This gives buyers some protection if problems come back.
Buyers need to understand that ongoing checks might be needed.
Building regulations certificates prove all work was done properly. Without these, the sale won’t go through.
The legal process takes much longer than normal sales. There’s lots more paperwork and things that can hold up exchange of contracts.
Expect your sale to take at least 3-6 months longer. I always tell sellers to be patient and realistic.
Key challenges include:
- Limited mortgage options for buyers
- Higher insurance costs
- Extra legal paperwork
- Longer completion times
Many buyers will walk away when they hear about subsidence. This is normal, and you shouldn’t take it personally.
Why Choose Property Buyers Today for Your Subsidence Property
I get it…
Selling a house with subsidence is a minefield.
It’s very hard to know all the legal jargon and decide if it’s worth trying to fix it before selling.
It can be a very stressful time.
So that’s where we come in. We will talk you through the whole process, and we can have money in your bank within a week.
Here are some other reasons why people choose to sell to us…
Speed
Most house sales take months, but we can buy your property in as little as 7 days.
This quick process is perfect if you need to move soon or want to avoid being stuck in a long chain of buyers and sellers. We have the cash on hand so don’t need to wait for mortgages or a chain to collapse.
Guaranteed Sale
Did you know 1 in 3 sales fall through on the open market?
We know how frustrating it is to get 6 months into a process and have a buyer pull out.
When we give you the final price for your house, that’s the amount you’ll get. Guaranteed!
No Costs
You won’t face any costs with us.
We handle all the expenses involved in buying your property, including legal fees and surveys. You get cash in your bank when the sale is complete, and there are no surprise estate agent commissions to worry about.
No Stress Or Hassle
Our team supports you through the whole selling process.
We keep you updated about what’s happening and answer any questions quickly. You’ll always understand what’s going on with your sale and what happens next.
Free Property Valuation
Our property experts will value your house at no cost to you.
They look carefully at your property and check local market prices to give you an accurate figure. This professional service comes with no obligations.
No Viewings Required
Forget about cleaning and tidying for viewings.
We don’t need multiple visits or open houses to make our offer. This means no strangers walking through your home, and no disruption to your daily life.
All Properties Welcome
Whether your house needs work or is in perfect condition, we’ll buy it.
We have experience with all types of properties and conditions. This means you can sell your house to us no matter what state it’s in.
Professional Legal Service
Our expert team manages all the legal requirements for you.
We work with experienced property lawyers who make sure everything runs smoothly, and put your property at the top of their list. This gives you peace of mind that your sale is being handled properly from start to finish.