What is subsidence?
Subsidence is the downward movement of the ground beneath a building, which causes the foundations to sink. This movement can lead to structural damage, most commonly seen as cracks in walls, ceilings, or floors.
It’s different from:
- Settlement – natural, early movement of a new building (usually harmless)
- Heave – upward movement of the ground (often after trees are removed)
Fire Damage Repairs
Typical warning signs include:
- Diagonal cracks (often wider at the top than bottom)
- Cracks wider than ~3mm
- Doors or windows sticking or misaligning
- Sloping or uneven floors
- Gaps between walls and ceilings.
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Hairline cracks alone don’t necessarily mean subsidence.
How subsidence is investigated
- Structural survey by a qualified surveyor or engineer
- Monitoring cracks over time
- CCTV drain surveys
- Soil testing (especially for clay content)
- Tree/root analysis
This process can take months to confirm ongoing movement.
How subsidence is fixed
Solutions depend on the cause:
- Repairing or replacing drains
- Managing or removing trees
- Improving drainage
- Underpinning (strengthening foundations)
- Resin or grout injection (in some cases)
Many cases are resolved without underpinning.
Insurance and property value
- Subsidence is usually covered by buildings insurance
- Claims can take time but are common and manageable
- Once properly repaired, many properties remain stable long-term
- Past subsidence must be disclosed when selling
Subsidence Caused By Vegetation
How vegetation causes subsidence
- Tree roots absorb significant amounts of water
- Clay soils shrink as moisture content drops
- Foundations lose support and move downward
- Movement is usually uneven (differential), leading to cracking
Roots rarely damage foundations directly — the issue is soil desiccation, not physical root pressure.
Highest-risk conditions
- Shrinkable clay soils
- Shallow foundations (common in older properties)
- Large or mature trees close to the building
- South- or west-facing elevations (greater drying)
- Extended dry periods
Common vegetation involved
- Trees: oak, willow, poplar, elm, plane
- Large shrubs and hedges: leylandii, laurel
Risk increases when vegetation is within its mature height distance of the building.
Typical signs
- Diagonal cracks, often tapering
- Cracks opening during summer and closing in winter
- Localised damage on the elevation nearest vegetation
- Sticking doors or windows
Management and repair
- Pruning or phased reduction of trees
- Root barriers in some cases
- Controlled or staged tree removal (to avoid heave)
- Monitoring before structural repairs
- Most vegetation-related subsidence cases are resolved without underpinning
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