Subsidence help
What happens when you suspect your home is sinking
A crack in the plaster or a door that sticks can mean several different things. Find out what a specialist looks for, what they record, and what you receive at the end of an investigation into ground movement beneath your home.
Ways ground movement is dealt with
Each method suits a different cause and soil type. A specialist will recommend one after investigating the ground beneath the home.
What the signs in your home might point to
The same crack can be caused by drying clay, a leaking drain or old tree roots. The shape, position and season it appeared all change what it means. A site visit separates these possibilities.
- A diagonal crack wider at the top
- Often points to one side of the home dropping because of shrinking clay or a nearby drain leaking. Trial pits confirm which.
- Doors sticking only in summer
- Seasonal clay shrinkage pulls the frame out of square. Level monitoring over twelve months shows if it returns each year.
- Floors sloping towards one wall
- Suggests long-term settlement or a void forming below the foundations. A specialist digs trial pits or sinks boreholes to find out whether the soil has washed away or compacted over time.
- Gaps opening between skirting and floor
- Usually means the floor slab has dropped independently of the walls. Core samples show if the fill beneath has compacted.
- Cracks reopening after being filled
- The original movement has not stopped. Monitoring pins track whether the walls are still shifting before any repair begins.
What happens after you ask for help
You describe what you have seen and where it is. Everything else is handled by the specialist who visits your home, investigates the ground and writes up their findings for you.
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within a week
Describe what you have noticed
Write down where the cracks are, how wide they look and when you first saw them. Mention any trees or drains nearby.
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within a week
A specialist visits the home
They walk around inside and out, measure openings and check levels. You just need to let them in and answer questions about the history.
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weeks later
Ground investigations take place
Trial pits or boreholes are dug to examine the soil. Root samples may be taken. You do not need to do anything during this stage.
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after testing
You receive a written report
The report sets out the cause, the recommended repair and the evidence. You can send this directly to your insurer if you choose to claim.
How the cause is pinned down on site
A specialist works through checks in a fixed order so the first explanation is tested before another is tried. This prevents unnecessary digging and avoids blaming the wrong thing.
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Visual survey of the walls
Crack width, direction and tapering are mapped across the affected walls. This rules out simple thermal movement or plaster shrinkage and points toward foundation drop, clay heave or lateral spread as the cause of the damage.
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Level and plumb readings
Precise level measurements show which part of the home has moved and by how much. Comparing these readings over time separates long-term settlement from ongoing subsidence or lateral spread caused by failing ground conditions.
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Drainage pressure test
Water is run through the pipes to find leaks that wash soil away. A passing test rules out drainage as the cause.
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Trial pits and boreholes
Small excavations expose the soil layers beneath the home and reveal how deep the foundations were originally built. Soil samples are then tested for moisture content and shrinkage potential to confirm whether clay movement is responsible.
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Root identification
Any roots found in the pits are sent to a lab to identify the tree species, confirming or ruling out vegetation as the driver.
If results conflict, long-term monitoring pins are installed to track movement over several months before work starts.
Things people ask before enquiring
These cover the worries that come up most often when someone notices movement but does not know what to do next.
Will I have to pay for the investigation?
That depends on the specialist firm you use. Some charge for trial pits and reports, while others deduct the cost if you proceed with the repair. Ask before any work starts.
Can I send the report straight to my insurer?
Yes. The written report is formatted for insurance claims. It includes the cause, the evidence and the recommended repair method so your loss adjuster has what they need.
Does every crack mean subsidence?
No. Many cracks are caused by thermal expansion, drying plaster or minor settling that stopped years ago. A specialist visit determines whether the movement is active or historic.
How long does the whole process take?
From first enquiry to receiving a report usually takes four to eight weeks. If monitoring is needed, it extends to twelve months before a final recommendation is made.
Will the specialists dig up my garden?
Trial pits are small excavations dug near the foundation to expose the soil at depth. A specialist digs them, records what is there and backfills them. Boreholes take a narrow core of earth from deeper down, capped with a small concrete disc. Lawns and borders are reinstated once sampling is complete.
Tell us what you have noticed
Send a short description of the cracks or movement you have seen. It goes to a local specialist who reads it and decides whether a site visit is needed. There is no fee for sending this and no obligation to accept any quote.
- No fee to enquire
- Read by a local specialist
- No obligation to proceed