Is Your House Founded on Firm Rock....or Running Sand
Has your holiday been ruined by the almost continuous rain this summer? It is infuriating to have to pay out for a holiday you did not enjoy, but, never mind, worse things can happen. Rain can also bring problems much nearer home.... in fact to the foundations of your property. In 2007, the Association of British Insurers (ABI) announced that its members had to pay out on 31,895 subsidence claims costing them 162m pounds.
Subsidence occurs when the ground supporting a building subsides. The problem is particularly serious when one part of a building drops relative to another, causing cracks. Subsidence is no laughing matter, as resolving the problem can take three years, even if your insurer is sympathetic. Remedial work can cost many thousands of pounds, which you would have to fund yourself if your insurance was void for any reason.
There are three reasons for subsidence..... weak subsoil.....how old the house is...and how close shrubs and trees are to the property. A spokesman from the Building Research Station says that the most common reason for low rise buildings to settle is the swelling and shrinkage of clay soils.
Houses which were built prior to 1965 usually have shallow foundations and consequently are more likely to suffer from subsidence. However the principle reason is trees, which draw water from the ground, causing the shrinkage of the clay. Trees are involved in 60-70% of subsidence claims handled by Halifax Home Insurance.. Softening or erosion of soil under foundations and damaged drains are two further causes of subsidence. Subsidence mainly occurs in the South of England with a particular black spot being London with its large number of houses.
An early warning sign is cracks, although it is easy to confuse cracks due to subsidence with cracks caused by the natural contraction and expansion of brickwork, which normally occurs following changes in temperature. Subsidence cracks are normally small diagonal cracks, which are wider at the top and thicker than a 10p coin. They are most commonly found around doors and windows.
The risk of subsidence can be minimised by taking a few simple measures. Check your pipes and drains to determine whether there are any leaks or blockages. All new shrubs and trees should be planted at a reasonable distance from the house and trees must be pruned to reduce their ability to draw up water.
What is your first step on suspecting that your property is suffering from subsidence? The ABI recommends that you immediately contact the insurer of your property, as acting fast will minimise the amount of remedial work required.
The Royal Institution of Chartered Surveyors has a contrary view. Roy Ilott, a spokesman from the Institution, maintains that it is preferable to get an independent opinion such as the advice of a building surveyor. He maintains that insurers only remedy existing damage and do not consider carrying out preventive work.
If a tree has caused the subsidence, the problem can often be cured by cutting back the tree, so it extracts less water from the ground. Severe damage may require underpinning, which involves deepening the foundations of the property. Even if you have insurance cover it can be expensive as most policies have an excess of around 1000 pounds.
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