Worried your home may have that sinking feeling?

Now that summer has finally arrived and the hanging baskets are in full bloom, everything in the garden seems rosy but, alas, underneath there's trouble afoot. After two dry winters causing water shortages and 13 million of us in the South East already under a hose pipe ban, a long hot summer could cause our homes to crack.

While claims for subsidence have been rising over recent years and a higher level of claims is expected this summer, extensive structural damage caused by subsidence is rare but it is something to watch out for. Indeed, the Royal Institution of Chartered Surveyors has advised homeowners to keep an eye on their property.

London and the South East tends to be more affected by subsidence - that is downward movement of the ground due to sinkage - than other areas because it has a clay soil. As the water table rises and falls, clay shrinks and swells more than other types of soil. Homes with shallow foundations and, in particular, homes built before 1965 are more prone to heave - that is upward movement of the soil when it becomes saturated.

Two of the main causes of subsidence are trees - that is the wrong type in the wrong place - and water seeping into the soil from leaking drains and pipes, which runs away taking our foundations with it. In a dry period, trees suck up moisture in the soil causing the surrounding earth to dry up and shrink.

How to spot subsidence problems

Subsidence cracks are generally quite different to ordinary cracks caused by everyday natural shrinkage and swelling. They tend to be diagonal and often appear around windows and doors. They are usually wider at the top than the bottom and they can appear on both sides of the wall.

Cracks wider than 3mm wide are classed as serious and should be immediately investigated. Floors, too, can become uneven, windows can stick and brickwork can look distorted. If in doubt, call your buildings insurer, who may call in a structural engineer. The quicker a problem can be dealt with, the quicker the damage can be halted and the less it will cost.

To find out what is going on underneath, engineers may dig holes to examine the soil and see how it is affecting the foundation. They might also monitor the width of the cracks over a period of time to establish the extent of the problem.

Filling the cracks

More Th>n says that around half of the claims it receives for suspected subsidence are for minor non-subsidence conditions such as plaster and brickwork shrinkage that just need re-decorating. In cases of real subsidence the remedies are more drastic.

First of all, the cause of the subsidence must be removed - cutting down trees and shrubs, leaks should be plugged or blockages removed. Tree removal is not a simple matter. You should get advice from an arboriculturalist because the removal of a tree can cause further damage as it could affect the moisture level in the soil. You can't just cut trees down either because they may have a preservation order.

While shrubs on their own are less harmful, in groups - and especially in dry weather when their roots dig deeper - they can be troublesome. If close to your home, it is recommended that they are planned in containers.

The Association of British Insurers says that larger trees such as willows and poplars should be about 35-40 metres away from your home and smaller trees such as cypress, lime and maple around 20 metres away. In severe cases of subsidence, underpinning of the property may be necessary. This involves digging into the foundation and filling it with cement to secure the home. Always take advice from your insurer as a botched job can affect the sale price of your home.

Does your home insurance cover subsidence?

As long as you have buildings insurance, any damage caused by subsidence, heave or land movement will be covered by your insurance policy. Your policy sets out what you are and what you are not covered for. For example, gates, fences, patios and drives are not covered by an insurance policy.

You normally have to pay a percentage of the claim, known as the excess - this, too, is outlined in your policy. This can be hefty as claims tend to be between £5,000 and £10,000 for subsidence and heave. Your policy will pay for accommodation, should your home be uninhabitable.

Direct Line comments that making a claim for subsidence would not cause your premiums to go through the roof but they could go up slightly. This is because the price you pay for premiums already includes costings for the subsidence risk for your postcode.

If you don't have buildings insurance, you'll find that structural damage is expensive to repair and, if affected by subsidence, you may find it difficult to get insurance. For more information on subsidence/heave visit www.rics.org or www.abi.org.uk and to check if you are in a high risk subsidence / heave area, visit www.homecheck.co.uk.

07 June 2006 © Moneyextra.com

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