3 minutes reading time
(653 words)
Cracks Beneath Our Feet - The Growing Risk of Subsidence in UK Homes
Buying a home has always come with its share of hidden worries, yet one issue is now moving steadily up the list: subsidence. Cracks in walls, sticking doors and uneven floors are more than just a cosmetic concern. Across the UK, an increasing number of homes are showing signs that the ground beneath them is shifting, literally.
Recent figures from the Association of British Insurers show that in just the first half of 2025, insurers paid out more than £150 million to help nearly 9,000 homeowners affected by subsidence. The average claim topped £17,000, and the numbers are climbing year on year. Insurers say this surge is driven by a combination of older housing stock, heavy tree growth near foundations, and more unpredictable weather.
It’s the weather patterns that are making the biggest difference. After long, dry spells, clay soils shrink and lose stability. When the rain finally comes, they expand again. That cycle of contraction and swelling can cause foundations to move, and over time, walls to crack. According to the British Geological Survey, homes at high risk of this kind of shrink-swell movement could rise from around 3 percent of UK properties today to more than 10 percent by 2070.
London and the South East are currently the worst affected because of the dense clay layers running beneath many neighbourhoods. In fact, some studies suggest that as many as four in ten homes in the capital could face a measurable risk of subsidence within the next five years. Yet it isn’t just a southern problem, parts of the Midlands and North West are also showing a steady increase in claims as weather extremes become more frequent.
For those involved in conveyancing, the implications are significant. Searches, surveys and structural checks are now taking on new importance, particularly for properties built before the 1950s. Many of these older homes have shallow foundations or later extensions with mismatched footing depths. Conveyancers and buyers alike need to pay close attention to soil type, nearby tree growth and any history of movement in the property’s records.
Developers are facing their own challenges. Projects on clay-heavy land are now expected to include deeper foundations or specialist piling. The new Building Safety Regulator's focus on ground stability is adding extra time and cost to the process, yet most agree it is necessary if we are to avoid future problems on today’s builds.
For homeowners, there’s no need for panic, yet awareness is key. Those tell-tale cracks around windows or doors can often be harmless, yet if they widen or reappear after repair, it may be time to call a surveyor. Simple maintenance, like managing trees near the house and ensuring drains are not leaking, can also go a long way in prevention.
The insurance sector is already adjusting to this changing landscape. Policies now routinely include stricter clauses on subsidence, with some areas attracting higher excesses. Mortgage lenders are also becoming more cautious where prior claims exist. All of this adds another layer to the conveyancing process, one that relies on careful documentation and clear communication between buyers, sellers, and their advisors.
So, as the ground shifts beneath our feet, both literally and figuratively, it is worth recognising that subsidence is no longer a rare or isolated problem. It is a growing reality for thousands of UK homes and an issue that will increasingly shape how properties are valued, insured and maintained in the years ahead.
Join Gareth Wax and Hamish McLay on Property Matters, Tuesday 28th October at 1pm, as we explore how subsidence is reshaping the housing landscape and what buyers and conveyancers can do to stay ahead.
For content enquiries:This email address is being protected from spambots. You need JavaScript enabled to view it.
For podcast/media info:This email address is being protected from spambots. You need JavaScript enabled to view it.
Watch live or catch up later on our YouTube channel: https://www.youtube.com/@SpillingTheProper-Tea
Recent figures from the Association of British Insurers show that in just the first half of 2025, insurers paid out more than £150 million to help nearly 9,000 homeowners affected by subsidence. The average claim topped £17,000, and the numbers are climbing year on year. Insurers say this surge is driven by a combination of older housing stock, heavy tree growth near foundations, and more unpredictable weather.
It’s the weather patterns that are making the biggest difference. After long, dry spells, clay soils shrink and lose stability. When the rain finally comes, they expand again. That cycle of contraction and swelling can cause foundations to move, and over time, walls to crack. According to the British Geological Survey, homes at high risk of this kind of shrink-swell movement could rise from around 3 percent of UK properties today to more than 10 percent by 2070.
London and the South East are currently the worst affected because of the dense clay layers running beneath many neighbourhoods. In fact, some studies suggest that as many as four in ten homes in the capital could face a measurable risk of subsidence within the next five years. Yet it isn’t just a southern problem, parts of the Midlands and North West are also showing a steady increase in claims as weather extremes become more frequent.
For those involved in conveyancing, the implications are significant. Searches, surveys and structural checks are now taking on new importance, particularly for properties built before the 1950s. Many of these older homes have shallow foundations or later extensions with mismatched footing depths. Conveyancers and buyers alike need to pay close attention to soil type, nearby tree growth and any history of movement in the property’s records.
Developers are facing their own challenges. Projects on clay-heavy land are now expected to include deeper foundations or specialist piling. The new Building Safety Regulator's focus on ground stability is adding extra time and cost to the process, yet most agree it is necessary if we are to avoid future problems on today’s builds.
For homeowners, there’s no need for panic, yet awareness is key. Those tell-tale cracks around windows or doors can often be harmless, yet if they widen or reappear after repair, it may be time to call a surveyor. Simple maintenance, like managing trees near the house and ensuring drains are not leaking, can also go a long way in prevention.
The insurance sector is already adjusting to this changing landscape. Policies now routinely include stricter clauses on subsidence, with some areas attracting higher excesses. Mortgage lenders are also becoming more cautious where prior claims exist. All of this adds another layer to the conveyancing process, one that relies on careful documentation and clear communication between buyers, sellers, and their advisors.
So, as the ground shifts beneath our feet, both literally and figuratively, it is worth recognising that subsidence is no longer a rare or isolated problem. It is a growing reality for thousands of UK homes and an issue that will increasingly shape how properties are valued, insured and maintained in the years ahead.
Join Gareth Wax and Hamish McLay on Property Matters, Tuesday 28th October at 1pm, as we explore how subsidence is reshaping the housing landscape and what buyers and conveyancers can do to stay ahead.
For content enquiries:
For podcast/media info:
Watch live or catch up later on our YouTube channel: https://www.youtube.com/@SpillingTheProper-Tea
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