Should I buy a house with subsidence?

Written by Joe Minihane

Reviewed by Emma Lunn

5 min read

Updated: 21 Apr 2025

In this guide / article

Subsidence can hugely affect a property's structural safety and value, with some mortgage lenders reluctant to lend on properties with subsidence.

Key takeaways

Subsidence is when the ground beneath a property shifts downwards, causing the foundations to lose support. This can lead to cracks in walls and floors and, in severe cases, buildings may lean
Subsidence is caused by a variety of factors, including soil type, water levels, and tree roots.
Ongoing subsidence is where subsidence is currently happening and requires immediate repair; historic subsidence is where the issues have been repaired
It can be difficult to get a mortgage on a property with ongoing subsidence, but easier for properties with historic subsidence

What is subsidence?

Subsidence is a form of ground movement, where the ground beneath a property shifts downwards.

When this happens, the foundations on which a property is built are no longer sufficiently supported by the ground underneath. This can lead to cracks in walls and floors and, in extreme cases, buildings leaning to one side.

While some small movement is natural, downwards movement that causes subsidence is a major problem. Failure to rectify it can cause huge damage and lessen the value of a property, making it hard to sell.

Mortgage companies are unlikely to offer a loan on a property with ongoing subsidence.

If you’re buying your first home, you should get a survey done by a licenced surveyor. The survey will show if there are any signs of subsidence.

What causes subsidence?

There are many potential causes of subsidence to be aware of. Some of the common causes are:

A common issue is tree roots extending deep underground, taking water up during dry spells, which can lead to the ground drying and contracting. This happens when trees are planted too close to properties

Properties built on this kind of soil may find the ground contracts in the summer when it’s dry and then expands when it’s wetter during winter. The result is downward movement.

Leaks from pipes and drains can moisten the ground surrounding the property, causing it to destabilise and sink.

Houses built on unstable hills and along coastlines may also be susceptible to subsidence.

Tree roots:

Clay soil:

Leaks:

Location:

What is the difference between ongoing and historic subsidence?

Ongoing subsidence

Ongoing subsidence relates to subsidence that is currently happening. It is being caused by downward movement that is ongoing and requires immediate repair.

In almost all cases, buying a property with ongoing subsidence will make it virtually impossible to get a mortgage. You’ll either need to be a cash buyer or get bridging loan.

Historic subsidence

Historic subsidence relates to properties which have had issues with subsidence in the past, but that have since been repaired.

Repairing subsidence usually involves underpinning, which is the process of reinforcing, repairing and/or increasing the depth of a property’s foundations. This work will need to be done and signed off by a qualified structural engineer.

In some cases, trees will need to removed, or pipework and drains fixed.

Vendors will need to tell any buyer about previous work to rectify subsidence and provide any related certificates and documents.

What properties are affected by subsidence?

Properties affected by subsidence can be found anywhere, but tend to be located:

Near or in woodland
Close to large trees
In old mining areas
Along unstable coastlines
In areas with clay soil

How can I find out if a house has subsidence?

When you get a survey done, the surveyor will only be able to give you an indication of whether they suspect subsidence. You will need to arrange for a structural engineer to visit the property to get a definitive answer.

The engineer will produce an in-depth report that will tell you the extent of any subsidence, what repairs are required and how much they will cost.

What are common signs of subsidence?

There are several visible signs of subsidence to look out for inside and outside the house. These include:

A crack more than 3mm thick
A diagonally positioned crack that is wider at the top and slimmer at the bottom
A crack that can be seen both internally and externally
A crack near a door or window
A crack which has spread under the damp-proof course
Wallpaper creasing at the joins where the wall meets the ceiling
Doors and windows sticking
Cracks where an extension joins the house
Floors starting to drop to one side of a room

However, not all cracks indicate subsidence. Cracks can be caused by natural shrinkage and swelling according to the changes in weather and humidity levels.

Should I buy a house with subsidence?

If a property has ongoing subsidence, you normally won’t be able to get a mortgage.

In this situation you can buy the property with cash, and then pay for the required repairs. But fixing subsidence can take a lot of time and money.

For properties with historic subsidence, you should be able to get a mortgage. The lender will want to know the details of any structural engineers report.

In many cases, a recently underpinned house will have excellent new foundations. It can also be the case that properties with historic subsidence may offer good value for money.