Found a Crack in Your Wall? Why Your Home Insurance 'Excess' Just Jumped from £250 to £1,000
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| Found a Crack in Your Wall? |
It has been a hot, dry summer in the UK. You are gardening and notice a jagged, diagonal crack running down the brickwork of your house. Inside, the living room door suddenly starts jamming and won't close properly.
You call your insurance provider, thinking: "No problem, my policy excess is only £250."
The call handler stops you. "I'm sorry, sir. For subsidence claims, the standard excess is £1,000."
You are shocked. Why did your deductible just quadruple? Welcome to the complex and expensive world of Subsidence (Ground Movement).
The "Subsidence Excess" Trap
Standard UK home insurance policies cover fire, flood, and theft with a standard excess (usually £100 - £350). However, Subsidence, Heave, and Landslip are treated differently.
Because fixing a sinking house is incredibly expensive (often involving pumping concrete under the foundations), insurers protect themselves by setting a mandatory £1,000 Excess for these specific claims. In high-risk clay areas (like London or the South East), this excess can legally be as high as £2,500 or even £5,000.
Is It Just "Settlement" or Real Subsidence?
Not every crack means your house is collapsing. New-build homes often experience "thermal expansion" or "settlement" as the ground compacts under the weight.
The Warning Signs of Real Subsidence:
- Diagonal Cracks: Look for zigzag cracks that are wider at the top than the bottom (typically 3mm+ wide, roughly the width of a 10p coin).
- Internal & External: The crack is visible on the outside brickwork AND the inside plaster in the same spot.
- Sticking Doors/Windows: Frames warp as the house shifts, making them hard to open or close.
- Wallpaper Rippling: Sudden crinkles in wallpaper near corners or ceilings.
The Culprits: Clay Soil and Thirsty Trees
Why does this happen? In the South East of England, the soil is predominantly Clay.
🌳 The Root Cause (Literally)
Clay soil acts like a sponge. It swells when wet and shrinks when dry.
- Trees: Large trees near your house (especially Willow, Poplar, Oak, and Ash) suck moisture out of the clay during summer.
- Shrinkage: As the water disappears, the clay shrinks, and the ground level drops.
- Movement: Your foundations drop with the ground, causing the house to crack.
Did you know? A mature Oak tree can drink up to 1,000 litres of water a day. If it's within 10 meters of your house, you are at high risk.
The "Underpinning" Stigma
If the movement is severe, engineers might need to "Underpin" your house (strengthening the foundation with concrete). This solves the problem, but it creates a financial scar.
The Resale Problem:
- You must legally declare past subsidence when selling the house.
- Many buyers will be scared off or demand a massive discount.
- Insurance Difficulty: Once a house has been underpinned, standard insurers may refuse to cover it. You are often forced to stay with the existing insurer, which can complicate selling the property to a new owner.
What Should You Do?
If you suspect subsidence, don't ignore it.
- Check Drains: Leaking drains can wash away soil (sandy soil) or saturate clay. Get a CCTV drain survey immediately.
- Manage Trees (Carefully): Do NOT just chop down a large tree immediately! This can cause "Heave" (the ground swelling up too fast as it rehydrates), which can lift the house and cause even worse damage. Always consult an Arboriculturist (tree surgeon) first.
- Contact Insurer: Call them early. They will send a Structural Engineer to monitor the cracks. Be prepared: monitoring often takes 6-12 months before repairs begin.
Conclusion
A crack is rarely just a crack.
If you live in a clay soil area, keep trees pruned and drains clear. And remember: Buying a house with a history of subsidence might look like a bargain, but insuring it can be a lifelong headache. Check the "Subsidence Excess" section of your policy schedule today—before the next heatwave hits.
Disclaimer: This article is for informational purposes only. Diagnosing subsidence requires a qualified Structural Engineer or Surveyor. Insurance policy terms vary by provider (e.g., Aviva, AXA, Direct Line). Always consult your specific policy booklet regarding excess fees and exclusions.
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