Signs of Subsidence Every Home Buyer Should Know
Buying a home is a significant investment, and spotting potential structural problems before committing to a purchase can help avoid unexpected worry and expense later. One issue that often concerns buyers is subsidence.
Cracks, sticking doors and uneven floors can all raise questions, but they do not necessarily mean that a property is suffering from subsidence. Understanding the warning signs — and having the property professionally surveyed — can help establish whether there is genuine cause for concern.
At Delamere Nicolet LLP, our surveyors help home buyers understand the condition of a property before making one of life’s biggest financial commitments.
What Is Subsidence?
Subsidence occurs when the ground beneath a property moves downwards, potentially causing its foundations and structure to move.
There are several possible causes. Clay soils can shrink as they dry, while nearby trees may influence soil moisture levels. Leaking drains, poorly compacted ground and local ground conditions can also contribute to movement.
However, not every crack or uneven surface is evidence of subsidence. Buildings can move for a variety of reasons, which is why the pattern, location and extent of any movement need to be considered carefully.
1. Cracks Around Doors and Windows
Cracking is probably the sign most commonly associated with subsidence. However, small cracks in plaster are common in many homes and can occur for reasons unrelated to serious structural movement.
Cracks may warrant closer investigation when they are pronounced, appear suddenly, continue to widen or form distinctive diagonal or stepped patterns. Cracking around doors and windows can also be significant because these are natural weak points within a building’s structure.
A surveyor can assess the location and characteristics of cracking and advise whether further investigation is appropriate.
2. Doors and Windows That No Longer Fit Properly
A door or window that sticks is not automatically a structural problem. Timber can swell, hinges can move and frames can simply be poorly fitted.
However, if several doors or windows have become difficult to open or their frames appear noticeably distorted, this could indicate movement within the building, particularly when accompanied by cracking elsewhere.
3. Cracking Around Extensions
Cracking where an extension meets the original building may indicate that the two structures have moved differently. This can occur for several reasons, including differences in foundations or ground conditions.
Some cracking may be relatively minor, but significant movement should be properly assessed before proceeding with a purchase.
4. Uneven or Sloping Floors
Floors are not always perfectly level, particularly in older properties. Historic settlement, alterations and the age of the building can all contribute to unevenness.
More pronounced slopes, dips or sudden changes in floor level may justify further investigation. A survey can help determine whether these are consistent with the property’s age and construction or potentially related to structural movement.
5. Cracks in External Brickwork
Cracking in external walls can provide important clues about how a building has moved. Buyers should look particularly around windows and doors, at the corners of the property and where different sections of the building meet.
Stepped cracking through mortar joints, diagonal cracks or areas where brickwork appears to have been repaired may merit closer inspection.
6. Rippling or Tearing Wallpaper
Wallpaper may wrinkle, tear or pull away from a wall if movement occurs beneath it.
On its own, damaged wallpaper is unlikely to indicate subsidence. It could simply result from age, damp or poor decoration. When combined with cracking, distorted openings or other warning signs, however, it may form part of a wider picture.
7. Evidence of Previous Repairs
Freshly filled cracks, areas of repointing or differences in brickwork do not necessarily indicate a current problem. They may simply show that routine repairs have taken place.
However, buyers should be alert to signs of previous structural repairs, particularly where there is evidence of repeated cracking.
A professional survey provides an opportunity to assess these areas in the context of the property as a whole and recommend further investigation where necessary.
Does a Crack Always Mean Subsidence?
No. Cracks can appear for many reasons.
New properties can experience settlement as materials dry and the building adjusts. Older buildings may show evidence of historic movement that occurred many years ago and is no longer active. Thermal movement, alterations and deterioration of building materials can also cause cracking.
This is why diagnosing subsidence from photographs or a brief property viewing can be difficult. The size of a crack is only one consideration; its position, direction, pattern and relationship with the rest of the building can all be relevant.
What Should You Do If You Suspect Subsidence?
If you notice suspicious cracking or other possible signs of movement while considering a property, obtaining professional advice before proceeding is sensible.
A surveyor can inspect the property and consider factors such as its age, construction, visible defects, local conditions and evidence of previous movement or repairs.
Where the findings suggest that a problem requires more detailed investigation, further specialist assessment or monitoring may be recommended.
The aim is not simply to identify defects. A good survey should help you understand their significance, allowing you to make a more informed decision about the property.
Buying a Home? Speak to Delamere Nicolet LLP
If you are buying a property and are concerned about cracks, movement or its general condition, Delamere Nicolet LLP can provide professional surveying advice to help you make an informed decision.
Our surveyors can assess the property, identify visible defects and explain their potential significance, giving you a clearer understanding of the building before you proceed.
Contact Delamere Nicolet LLP to discuss the most appropriate survey for the property you are considering buying.
This article provides general information only. The causes and significance of structural movement vary between properties, and specific professional advice should be obtained where there are concerns about an individual building.