Deciding how to handle a property affected by subsidence is both a challenging and highly personal decision. Should you invest in repairing the damage to restore the property’s value, or sell it as-is and move forward?
This guide provides valuable insights from both perspectives to help you thoroughly understand your options and make the best decision for your circumstances.
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If you’re looking for a quick cash sale, simply click on our “Get a Cash Offer” tab. You’ll receive an offer promptly, and if acceptable, we can complete the sale in as little as two weeks. This approach allows you to bypass the time, stress, and cost of repairs. While selling at a discount may seem like a drawback, it could be a worthwhile trade-off for moving on to the next chapter of your life.
What is Subsidence?
Subsidence occurs when the ground beneath a building sinks, causing its foundations to shift downward. This can lead to significant structural issues, such as cracks in walls, misaligned doors and windows, and uneven floors. It’s crucial to differentiate subsidence from other ground movements:
- Settlement: A natural process where a new building adjusts to its weight, typically non-damaging and unlikely to worsen over time.
- Heave: Upward movement of the ground, often due to soil expansion caused by excess moisture.
- Landslip: Sideways ground movement on slopes, usually caused by erosion or instability in the soil.
Subsidence can significantly impact the structural integrity of a property, making early detection and accurate diagnosis essential. Ignoring the issue could lead to further damage and higher repair costs.
Tip: Hire a structural engineer to accurately diagnose subsidence and recommend remedial actions. This will ensure any repairs address the root cause of the problem.
Common Causes of Subsidence
- Clay Soil: Expands in wet conditions and contracts during dry spells, causing instability in the ground beneath a property.
- Cost: £2,000-£5,000 for soil stabilization, depending on the severity.
- Timeframe: Several months for treatments to stabilize the soil.
- Tip: Regularly check the moisture content of soil around your property. During dry periods, consider watering clay-rich soils to prevent excessive shrinkage.
- Vegetation: Large trees and shrubs near properties absorb moisture from the soil, exacerbating shrinkage in areas with clay soil.
- Cost: £500-£3,000 for pruning or removal, depending on the tree size.
- Timeframe: 1-2 weeks for tree work to be completed.
- Tip: Consult an arborist to identify safe distances for planting trees near your property and remove fast-growing species like willows and poplars.
- Water Leaks: Leaking pipes or drains can wash away or weaken the soil beneath foundations, reducing their stability.
- Cost: £1,000-£5,000 for leak repairs and associated soil stabilization.
- Timeframe: 1-4 weeks, depending on the extent of the damage.
- Tip: Schedule routine plumbing inspections to detect and address leaks early, reducing the risk of subsidence.
- Poor Foundations: Older buildings with shallow or poorly constructed foundations are particularly vulnerable to subsidence.
- Cost: £10,000-£50,000 for foundation strengthening or underpinning.
- Timeframe: 3-6 months for comprehensive work.
- Tip: If buying a property, always commission a structural survey to assess foundation stability and identify potential risks.
- Mining Activities: Historical or active mining can destabilize the ground beneath a property, causing voids or collapses.
- Cost: £5,000-£20,000 for grouting or other stabilization methods.
- Timeframe: Several weeks, depending on the scale of work.
- Tip: Obtain a mining report before purchasing property in areas with a history of mining to assess potential risks.
- Climate Factors: Extreme weather events, such as prolonged droughts or heavy rainfall, can alter soil stability and lead to subsidence.
- Cost: £3,000-£10,000 for preventative measures such as improved drainage systems.
- Timeframe: 1-3 months to install drainage solutions.
- Tip: Install drainage systems designed to manage heavy rainfall and prevent water pooling near your property’s foundations.
Signs of Subsidence
- Cracks in Walls: These are often diagonal, wider than 3mm, and appear near windows or doors. New or worsening cracks are a key indicator.
- Cost: £500-£3,000 for crack repairs and stabilization.
- Timeframe: 2-4 weeks for repairs.
- Tip: Regularly inspect walls and document any changes in cracks to track progression.
- Sticking Doors and Windows: Misaligned frames can make doors and windows difficult to open or close, often due to uneven foundation movement.
- Cost: £500-£1,500 for realignment or repairs.
- Timeframe: 1-2 weeks.
- Sloping Floors: Noticeable tilting or sagging in certain areas of the house may indicate subsidence.
- Cost: £2,000-£7,000 for leveling or underpinning.
- Timeframe: Several weeks, depending on the extent of the issue.
- Gaps Between Walls and Extensions: Visible separations where extensions join the main structure can signal foundation movement.
- Cost: £1,000-£3,000 to address the issue.
- Timeframe: 2-4 weeks.
- Rippling Wallpaper: Wrinkles or ripples in wallpaper that are not caused by dampness can indicate movement in the underlying walls.
- Cost: £100-£500 to repair and replace wallpaper.
- Tip: Remove the wallpaper to inspect the condition of the wall beneath before reapplying.
Tip: Address these signs early to prevent further damage, which could increase repair costs significantly.
Repair vs. Sell: Weighing Your Options
1. Repairing Your Property
- Repairing subsidence can restore property value and make it more attractive to buyers. This process often involves underpinning, crack repairs, and soil stabilization.
- Advantages: Higher resale value, broader buyer appeal, and peace of mind for future owners.
- Challenges: High costs, long timelines, and potential stress during the process.
- Cost: £6,000-£50,000 or more, depending on the severity of the subsidence.
Tip: Always retain documentation, such as repair invoices and structural surveys, to provide assurance to potential buyers about the property’s stability.
2. Selling As-Is
- Selling a property as-is allows you to avoid the time and expense of repairs, but you may need to lower your asking price significantly.
- Advantages: Faster process, no upfront repair costs.
- Challenges: Reduced buyer pool, lower offers, and longer sales timelines.
- Tip: Be upfront about the property’s condition and provide a subsidence report to interested buyers to establish trust and transparency.
3. Selling via Auction
- Auctions attract cash buyers and investors who are more willing to take on properties with structural issues.
- Advantages: Quick sale (as little as 8 weeks), competitive bidding may boost the sale price.
- Disadvantage: Your sale is not guaranteed.
- Challenges: Lower sale price compared to fully repaired properties.
4. Selling to a Cash Buyer Company
- The fastest way to sell a property with subsidence, often completing within 7-14 days.
- Advantages: Guaranteed sale, no legal or estate agent fees.
- Challenges: Lower offers (70-85% of market value).
Top Tips for Selling a Property with Subsidence
- Honesty is Key: Always disclose subsidence issues to buyers and agents, as failing to do so could lead to legal complications.
- Obtain a Structural Survey: A RICS-qualified engineer can provide an official report to reassure buyers about the extent of the problem.
- Check Insurance Claims: Some policies allow subsidence claims to transfer to new owners, which can be a major selling point.
- Gather Documentation: Provide surveys, repair records, insurance claims, and certificates to demonstrate the property’s condition.
- Market Strategically: Target cash buyers, developers, and investors who are more likely to take on subsidence-affected properties.
- Lower the Asking Price if Necessary: Be prepared to reflect repair costs in your pricing to attract buyers.
Breakdown of Timeframes and Costs
| Work Type | Estimated Timeframe | Estimated Cost |
|---|---|---|
| Soil Stabilization | Several months | £2,000-£5,000 |
| Tree Removal/Pruning | 1-2 weeks | £500-£3,000 |
| Leak Repairs | 1-4 weeks | £1,000-£5,000 |
| Foundation Strengthening | 3-6 months | £10,000-£50,000 |
| Grouting (Mining Areas) | Several weeks | £5,000-£20,000 |
| Crack Repairs | 2-4 weeks | £500-£3,000 |
FAQs
1. What is subsidence, and how does it affect my property?
Subsidence occurs when the ground beneath a property shifts or sinks, causing structural issues such as cracks in walls, uneven floors, or sticking doors. It can reduce a property’s value by 10–20% and make it harder to sell on the open market. Repairing subsidence can take 6–12 months, including investigations and underpinning, adding to the overall stress.
2. Is it better to repair a house with subsidence before selling?
Repairing subsidence can restore the property’s value, but the process is time-consuming and expensive. Costs typically range from £10,000 to £50,000 for underpinning and structural repairs, with additional time needed for monitoring. Repairs can take 6–12 months to complete, after which you may need to spend 3–6 months finding a buyer on the open market.
3. How much does it cost to repair subsidence damage?
The cost depends on the severity of the subsidence:
Underpinning: £10,000–£50,000
Cosmetic repairs (e.g., plastering and decorating): £2,000–£10,000
Ongoing monitoring: £500–£1,500 per year
The repair timeline can vary from 3 to 12 months, depending on the complexity of the work and the availability of contractors.
4. What are the challenges of selling a house with subsidence on the open market?
Selling a house with subsidence can take 6–12 months or more because:
– Buyers often avoid properties with structural issues.
– Many mortgage lenders won’t finance properties with subsidence, limiting the buyer pool.
– Even if repairs are completed, a history of subsidence can deter potential buyers, resulting in price reductions or prolonged negotiations.
5. Why should I consider selling my house with subsidence to My Homebuyers?
Selling to My Homebuyers avoids the £10,000–£50,000 repair costs, estate agent fees, and delays from mortgage issues. They provide a quick cash sale, often completing the process in as little as 2 weeks, compared to 6–12 months on the open market.
6. How much of a discount should I expect when selling a house with subsidence?
On the open market, buyers often request a 10–20% discount (or more) due to the perceived risk and potential repair costs. If repairs are already completed, you may recover some value, but a history of subsidence may still result in a 5–10% reduction. Selling to My Homebuyers allows you to skip the hassle and move forward quickly.
7. What are the benefits of selling as-is versus repairing and waiting?
Selling as-is allows you to avoid:
– £10,000–£50,000 in repair costs.
– 6–12 months of repairs and monitoring.
– 3–6 months (or longer) waiting to find a buyer.
In contrast, My Homebuyers can provide a cash offer and complete the sale in 2–4 weeks, saving you time, stress, and money.
8. Can My Homebuyers help even if I’ve had subsidence repaired in the past?
Yes, My Homebuyers can purchase properties with a history of subsidence, even if repairs are completed. Selling on the open market may still take 3–6 months as buyers may require surveys, and you may still need to reduce the price due to the property’s history. With My Homebuyers, the process is simpler and faster, often completing in 2–4 weeks.
Conclusion
Whether you choose to repair or sell as-is, dealing with subsidence requires careful consideration of your finances, timeline, and long-term goals. If you need to sell quickly, My Home Buyers offers a no-obligation cash offer, completing sales in as little as two weeks. Take the time to evaluate your priorities, and choose the path that best suits your circumstances.