A diagonal crack above a window can turn an ordinary morning into an expensive worry. Subsidence is feared because it affects the ground supporting the home, not just plaster or decoration. Repairs may involve investigation, structural work and temporary accommodation. In the first quarter of 2026, the Association of British Insurers reported an average UK subsidence claim of £17,820, showing why suitable buildings cover matters.
Most standard buildings insurance policies include damage caused by subsidence, heave and landslip, but protection is not unlimited. The cause, the damaged part of the property and the exact policy wording can determine whether a claim succeeds.
What subsidence cover usually includes
Subsidence cover is normally part of buildings insurance. It pays for insured damage to the permanent structure when the ground beneath the home sinks and pulls the foundations down. Heave, where ground expands upwards, and landslip, where sloping ground moves downwards, are commonly covered alongside it.
Subject to the terms, cover may include engineers’ investigations, crack monitoring, repairs to walls and foundations, and work needed to stabilise the building. Severe cases may require underpinning, although insurers generally use it only when less disruptive solutions will not work.
Permanent fixtures damaged by the event, such as fitted kitchens and bathroom suites, may also be covered. Garages, sheds and other outbuildings are often included, but definitions vary. If approved repairs make the home uninhabitable, the policy may fund alternative accommodation up to a stated limit. Damaged possessions normally require contents insurance. See our guide to buildings and contents insurance for the distinction.
What is commonly excluded
Many policies exclude subsidence damage to patios, paths, terraces, garden walls, gates, fences and driveways unless the main residence is damaged at the same time. A cracked patio alone may therefore fall outside the policy even when ground movement caused it.
Home insurance is not a maintenance contract. Damage caused by wear and tear, gradual deterioration, neglected drains, poor workmanship, faulty design or unsuitable construction may be excluded. Insurers investigate the underlying cause rather than treating every case of cracked walls insurance as subsidence.
Settlement is another important distinction. New buildings and extensions can compress the soil under their own weight, particularly in their early years. Policies normally treat this differently from subsidence and often exclude it. Coal-mining subsidence is generally handled through the Mining Remediation Authority rather than an ordinary home insurance claim, although you should notify your insurer when the cause is uncertain.
How to recognise warning signs
Not every crack signals structural movement. Fine cracks can appear as plaster dries, materials expand and contract, or a new extension settles. Subsidence cracks are more concerning when they appear suddenly, widen over time, run diagonally from doors or windows, or show in corresponding positions inside and outside.
RICS advises that sudden cracks wider than about 3mm deserve attention. Other signs include doors or windows sticking without an obvious cause, wallpaper tearing, and solid floors developing a new slope or dip. Photograph damage with a ruler beside it and note the date, but do not fill or redecorate before contacting the insurer.
Why clay soil increases the risk
Clay soil subsidence is linked to changing moisture levels. During prolonged hot, dry weather, clay can shrink and reduce support beneath shallow foundations. Trees and large shrubs may intensify the problem by drawing water from nearby soil. Broken drains can also wash away or soften supporting ground, particularly in sandy, gravelly or chalky areas.
Do not remove a mature tree as a quick fix. Sudden removal may let clay rehydrate and swell, creating heave. Speak to the insurer and obtain advice from a qualified arboricultural professional before pruning or removing vegetation. Maintaining gutters, drains and water pipes is a safer preventative step.
What happens after you make a claim
Contact the insurer promptly and avoid commissioning major repairs without approval. It may appoint a loss adjuster, structural engineer or surveyor to decide whether movement is active, historic or caused by an excluded event. Drain surveys, soil tests and tree assessments may be needed.
When movement is ongoing, cracks may be measured for several months through changing seasons. Repairing walls before the ground stabilises can lead to repeat damage. Once the cause is controlled, work may range from masonry reinforcement and resin repairs to foundation strengthening.
A practical example
Consider a 1930s semi-detached house on shrinkable clay. After a dry summer, a diagonal crack appears above a rear door near a mature tree. The owner photographs it and contacts the insurer before arranging repairs. An engineer monitors the crack, a drain test rules out leakage, and an arborist recommends staged tree management. Movement stops and the masonry is repaired without unnecessary underpinning. Early reporting preserved evidence and helped identify a proportionate solution.
Understanding the subsidence excess
The home insurance excess for subsidence is usually higher than the standard excess for storm or theft claims. Around £1,000 is common, but the policy schedule may show more, especially after previous movement. The excess is the amount you contribute to an accepted claim.
When buying or renewing cover, compare the subsidence excess, alternative accommodation limit and exclusions for external areas. Price alone can mislead. A cheaper policy with narrow definitions may offer less useful protection during a serious structural claim. Our home insurance excess guide explains how excesses affect payouts.
How a past claim affects future insurance
A previous claim can increase premiums, raise the excess or reduce the insurers willing to quote. Keep engineers’ reports, monitoring records, repair specifications, completion certificates and evidence that tree or drainage problems were addressed. These documents can show that the cause was properly treated.
The insurer that managed approved repairs may be the easiest provider to remain with. ABI members are encouraged to continue cover where possible, although this is not guaranteed. Disclose the property’s history accurately when changing provider. A specialist broker may help with previous subsidence or unusual construction.
Frequently asked questions
Does buildings insurance always cover subsidence?
Most standard UK policies include subsidence, heave and landslip, but exclusions differ. Check wording for previous movement, external structures, construction defects and the excess.
Will insurance pay for cracked walls?
It may when cracking is physical damage caused by an insured subsidence event. Cosmetic cracks from drying plaster, settlement, wear and tear or faulty workmanship are unlikely to qualify.
How long does a subsidence claim take?
Simple cases can progress once the cause is confirmed and movement stops. Complex claims may take many months because the building must sometimes be monitored through seasonal changes.
Can I sell a house after a subsidence claim?
Yes, but buyers, surveyors, lenders and insurers may request evidence. Keep reports and certificates, disclose the history honestly and confirm whether suitable buildings insurance remains available.
Protect the home before cracks become a crisis
Subsidence cover can fund specialist investigation, structural repairs and temporary accommodation, but it does not cover every crack or every part of the property. Read the policy before you need it, maintain drains and gutters, manage trees with professional advice and report suspicious movement early. Reviewing renewal documents annually also helps ensure limits and definitions still match the property. Strong protection combines suitable insurance, clear records and prompt action.