The majority of United Kingdom Home Insurance policies include the peril of subsidence. It is a very important peril to have covered under your policy and you will find it difficult or perhaps impossible to obtain a mortgage without this risk covered by insurance.  If you are considering purchasing a property that has suffered previous subsidence damage always check that you can obtain insurance over before exchanging contracts.

Most insurance companies are very reluctant to provide underpinned insurance for homes that haven been underpinned or have suffered subsidence, the reasoning being that this type of claim can occur again and costs can be very high, It is usual for insurance companies to continue providing cover for subsidence damaged properties if they were the insurer at the time of the loss. So if you are considering purchasing a property with this type of history, ask the owners to put you in contact with the existing insurer who will usually be able to assist you subject of course to their normal underwriting criteria.

The shrinkage and swelling of claim soils is the single most common cause of foundations related damage to low-rise buildings. A substantial proportion of this damage involves trees.  As much as 70% of insurance claims on shrinkable clay soils can be attributed to water removal by trees or shrubs close to the property.  It is vital that Homeowners protect their property from potential subsidence damage, as even with an underpinned insurance policy covering the risk, it may prove difficult to sell a home that has suffered from subsidence damage.

In simple terms, trees and shrubs cause clay soils to shrink because of their withdrawal of water from the ground particularly during the summer months.

The amount of shrinkage depends on the type of soil, the species of tree or shrub and the proximity to the building.  You may have noticed when completing your most recent Home Insurance proposal form that you insurance company were asking more in depth questions about subsidence history and the distance of trees from your property. Insurers are now paying particular attention to this information and in some areas may decline to issue home insurance covers.

Broad leaved or deciduous trees have a greater moisture demand than evergreen coniferous trees. Of course in hot sunny periods, the demand for water will increase, the amount that then ground will shrink will depend on the amount of water available and the depth of the foundations.  If you live in an area of greater rainfall, you are less likely to be affected, the driest hottest part of the country is the southeast, this is where the greatest chance of damage can occur.


Tell Tale Signs - there are signs that you can watch out for if you suspect that your property may be suffering from subsidence damage.

• Diagonal Cracks, this are normally wider at one end and appear in the walls around the doors and windows, both inside and out

• Cracks in excess of 5mm

• Doors or windows that stick

• Floors that begin to slope.

What to do next? - If you suspect that your property may be suffering from subsidence, call your insurers immediately; don’t wait for the problem to worsen. The insurers will usually send around a representative, to inspect your property. Normally, fitting “tell tale” devices to the walls will monitor the building. Over a period of a few months, the insurers will check to see if the damage is progressive or not. After this period of time your insurers in conjunction usually with a loss adjuster, will decide what remedial action to take.

Keep your distance - the following distances are the suggested minimum distances Trees should be from your property.

Tree	Suggested minimum distance	Maximum root spread
Cypress	3.5 metres	20.00 metres
Birch	4.00 metres	10.00 metres
Apple	5.00 metres	10.00 metres
Pear	5.00 metres	10.00 metres
Cherry Plum Peach	6.00 metres	11.00 metres
Hawthorn	7.00 metres	11.5 metres
Rowan & Ash	7.00 metres	11.00 metres
Plane	7.5 metres	15 metres
Lime	8.0 metres	20 metres
Beech	9.0 metres	15 metres
Ash	10.00 metres	21.00 metres
Horse Chestnut	10.00 metres	23.00 metres
Elm	12.00 metres	25.00 metres
Maple	12.00 metres	20.00 metres
Sycamore	12.00 metres	20.00 metres
Oak	18.00 metres	30.00 metres
Willow	18.00 metres	40.00 metres
Poplar	20.00 metres	30.00 metres

Care for Trees - damage to buildings caused by trees, can be prevented by pruning. 99% of water taken up by the roots is lost through the leaves. Research tells us that by controlling the leaf area will reduce the tress sphere of influence. Professional opion should always be sought with regard to tree maintenance particularly if dealing with a large specimen. Remember, some trees are protected and you may have to seek guidance from your local authority before any work is undertaken. A Tree Surgeon can carry out the following for you:-

• Crown Thinning- this can however make the tree look sparse and is not as effective as

• Crown reduction- this retains more of a natural appearance after treatment and requires less frequency

• Pollarding- the most extreme form of reduction, it can be the most cost effective but may be inappropriate in a garden and not be at all visually pleasing.

Leaking Drains  - the presence of leaking drains and incorrect dispersal of rainwater is the second most common cause of subsidence related damage. This type of damage usually occurs on sandy or silty soils. If you have leaking drain, get them fixed as quickly as possible.