MET SURVEYORS

What If We Cannot Tell Whether the Movement Is Active?

 

This can be one of the most difficult issues when buying a property.

​

One inspection may establish that movement has occurred without being able to confirm whether it is still continuing.

​

Where appropriate, crack monitoring can be used to measure movement over time.

​

Our Crack Monitoring Programme starts from £1,395 + VAT when established during an initial Specific Issue Survey.

​

A standalone programme starts from £1,695 + VAT.

​

Monitoring can help establish whether cracks appear stable or whether measurable movement continues.

​

The difficulty for a purchaser is that meaningful monitoring may take longer than the normal conveyancing period.

​

This is why possible movement should be investigated as early as possible in the buying process.

​

​

What If Monitoring Cannot Be Completed Before Exchange?

 

There may be occasions where the property requires monitoring but the proposed purchase timetable does not allow sufficient time.

​

You then need to understand the level of uncertainty that remains.

​

Discuss the implications with:

• Your surveyor

• Your conveyancer

• Your mortgage lender

• Your proposed buildings insurer

​

The appropriate decision will depend upon the individual property, evidence available and your attitude to risk.

​

Met Surveyors can provide structural advice, but decisions relating to contracts, mortgages and insurance should be made with the appropriate professional advisers.

​

​

Will a Mortgage Lender Accept a House With Subsidence?

 

It depends upon the lender and the circumstances.

​

A lender may want further information where their valuation or your survey identifies significant structural movement.

​

They may request:

• A structural report

• Evidence that movement is historic

• Details of remedial works

• Monitoring information

• Evidence of insurance

• Further specialist investigation

​

Where a property has significant unresolved movement, lending can become more difficult.

​

It is sensible to involve your lender or mortgage broker early rather than assuming the issue can be dealt with after exchange.

​

​

Can You Insure a House With Previous Subsidence?

 

Insurance should be investigated before purchasing a property with a known history of subsidence.

​

A previous claim or structural history may affect:

• Availability of cover

• Premiums

• Excesses

• Subsidence exclusions

• Conditions attached to the policy

​

Do not assume that because the seller currently has insurance, another insurer will automatically offer you the same terms.

​

Ask your proposed insurer specifically about the property's history and provide accurate information.

​

​

Should You Ask About Previous Insurance Claims?

 

Yes.

​

Where possible, ask whether there have been previous claims relating to:

• Subsidence

• Ground movement

• Drainage

• Structural cracking

• Underpinning

​

If a claim has occurred, request whatever supporting documentation is available.

​

Insurance records may help explain when movement was first identified and what remedial measures were undertaken.

​

​

What If the Property Has Been Underpinned?

 

Underpinning should not automatically make you reject the property.

​

The more important questions are:

• Why was underpinning required?

• Which part of the building was underpinned?

• When was the work completed?

• Who designed it?

• Was Building Control involved?

• Is documentation available?

• Was the building monitored afterwards?

• Has further movement occurred?

​

Properly designed and completed underpinning can resolve a particular structural problem.

​

The absence of documentation is usually more concerning than the mere fact that underpinning took place.

​

​

Does Subsidence Always Require Underpinning?

 

No.

​

Underpinning is only one possible remedial approach.

​

Depending upon the cause, action could instead involve:

• Drainage repairs

• Tree management

• Monitoring

• Local masonry repairs

• Structural repairs

• Foundation works

• No major structural work if movement is historic and stable

​

The cause of the movement should be understood before major remedial work is considered.

​

​

What About Trees?

 

Where mature trees stand close to a property on shrinkable clay soil, they may form part of a subsidence investigation.

​

Relevant factors include:

• Species

• Size

• Distance from the house

• Ground conditions

• Foundation depth

• Location of movement

​

Do not assume that removing the tree is automatically the solution.

​

Where appropriate, specialist arboricultural advice may be required.

​

​

What About Drains?

 

Damaged underground drains can sometimes contribute to ground movement.

​

If the cracking is close to drainage runs or there is a history of drainage problems, a CCTV drain survey may be recommended.

​

Where drainage defects have previously been identified, ask for evidence that repairs were completed.

​

​

What About Sloping or Uneven Floors?

 

Floors can provide important evidence when assessing a property with possible structural movement.

​

Look for:

• Floors noticeably sloping

• Changes in level between rooms

• Sinking concrete floors

• Cracked screeds

• Repeatedly cracked tiles

• Gaps beneath skirting boards

• Floors dropping around extensions

• Doors dragging across the floor

​

However, uneven floors do not automatically mean foundation subsidence.

​

Older timber floors can slope because of historic settlement, joist deflection or deterioration.

​

Ground bearing floors can also sink because material beneath the slab has settled while the main foundations remain stable.

​

The construction needs to be understood before conclusions are reached.

​

​

What About Cracking Around an Extension?

 

Extensions are particularly prone to differential movement.

​

The extension may have different:

• Foundation depths

• Foundation types

• Materials

• Construction dates

• Ground conditions

​

Some cracking can therefore result from relatively minor settlement between the two structures.

​

More substantial or progressive cracking may require further investigation.

​

​

What If the Property Has Recently Been Decorated?

 

Recent decoration deserves closer attention where there is already concern about structural movement.

​

It does not necessarily mean that a defect has been concealed.

​

However, if a property has been comprehensively redecorated shortly before sale and historic reports refer to cracking, it is sensible to establish what repairs were undertaken before decoration.

​

Older photographs can sometimes be particularly useful.

​

​

Can Subsidence Affect the Value of a Property?

 

Potentially.

​

The effect depends upon factors including:

• Severity of the problem

• Whether movement is active

• Quality of previous repairs

• Availability of documentation

• Insurance implications

• Mortgageability

• Market perception

​

A well documented historic problem that was properly resolved may have a very different effect from ongoing unexplained movement.

​

Your surveyor and valuer should be considered separately: structural assessment establishes the nature of the problem, while valuation advice considers its effect on market value.

​

​

Should You Renegotiate the Purchase Price?

 

That is ultimately a commercial decision between buyer and seller.

​

Before renegotiating, it is useful to understand:

• What the defect actually is

• Whether movement is active

• What further investigation is required

• Whether repairs are necessary

• What those repairs are likely to involve

​

A structural survey can provide information that helps you make a more informed decision, but valuation and negotiation advice may require input from your purchasing surveyor or valuer.

​

​

When Should You Walk Away?

 

There is no universal answer.

​

For some buyers, a documented historic subsidence problem may be acceptable.

​

For others, significant unresolved movement may introduce more uncertainty than they are comfortable accepting.

​

Warning signs that deserve particularly careful investigation include:

• Widespread progressive cracking

• Multiple floors affected

• Significant distortion

• Previous failed structural repairs

• Repeated insurance claims

• Major movement without supporting documentation

• Unexplained underpinning

• Inability to obtain suitable insurance

• Lender concerns

• Seller unable or unwilling to provide historic information

​

The important point is to make the decision with the relevant facts rather than simply reacting to the word “subsidence”.

​

​

What Documents Should You Request?

 

Where a property has a known history of movement, ask your conveyancer to obtain whatever documentation is available relating to:

• Previous surveys

• Structural engineer reports

• Crack monitoring

• Insurance claims

• Loss adjuster reports

• Drainage investigations

• Tree reports

• Foundation investigations

• Structural calculations

• Building Regulations

• Underpinning

• Repair guarantees

• Contractor invoices

• Previous correspondence concerning movement

​

The more complete the history, the easier it is to understand what happened.

​

​

What Should You Do Before Exchange?

 

If possible, establish:

• What movement has occurred

• Whether the cause is understood

• Whether movement appears stable

• Whether further monitoring is recommended

• Whether repairs have been completed

• Whether documentation supports the repairs

• Whether your lender is satisfied

• Whether appropriate insurance is available

​

If significant questions remain unresolved, discuss them with your surveyor, lender and conveyancer before becoming contractually committed.

​

​

Which Met Surveyors Service Might You Need?

 

For one specific structural concern, consider a:

​

Specific Issue Survey from £695 + VAT

​

Where we identify a localised crack but need to determine whether movement is continuing:

​

Crack Monitoring Programme from £1,395 + VAT when upgraded during the initial survey

 

Where there is:

• Widespread cracking

• Multiple areas of movement

• Sloping floors

• Structural distortion

• Significant suspected subsidence

​

a Structural Survey quoted according to scope may be more appropriate.

​

​

Buying a House With Subsidence or Structural Cracks?

 

Send Met Surveyors:

• The property address

• Estate agent particulars if available

• Photographs of the cracking

• The relevant section of your Building Survey

• Any structural reports provided by the seller

• Details of known previous repairs

• Monitoring information if available

• Any available insurance or subsidence documentation

​

We can review the information and advise which type of structural investigation appears appropriate.

The objective is not simply to tell you that cracking exists.

​

It is to help you understand what the movement may mean, what further investigation is justified and what information you should have before making your purchase decision.

Specific Defect Survey From £695 + VAT

Available across London and the Home Counties.