Data sources current as of July 2026
The ABI reported a record £307 million in domestic subsidence claims in 2025, after the UK's hottest summer on record. Enter any UK postcode above to see its BGS shrink-swell band, or try example postcodes like SE16 4TL (Rotherhithe), SW18 1TU (Wandsworth) or CO1 2ZT (Colchester) for High-band examples. This guide explains what buildings insurance covers for subsidence, how your postcode affects premiums, what claims typically cost to repair, what happens at renewal, and what to disclose when selling a property.
This page is general information only and is not insurance, financial, or legal advice. Policy terms vary - always check your own policy documents and consult a qualified insurance professional before making decisions about cover.
| LocalRisk band | BGS shrink-swell potential |
|---|---|
| Lower | Low clay shrink-swell potential |
| Medium | Moderate shrink-swell potential |
| Higher | High shrink-swell potential (clay-rich ground) |
Yes. Most standard buildings insurance policies include subsidence as a named peril. If a property suffers structural damage caused by ground movement beneath the foundations, the insurer should cover structural repairs, underpinning if needed, and redecorating affected areas. The key word is structural - cosmetic cracking from settlement or thermal movement is generally excluded. A small number of budget policies exclude subsidence, so check the policy wording.
A valid subsidence claim typically covers: structural repairs to foundations and walls, underpinning if required, redecorating damaged areas, and alternative accommodation if the home is uninhabitable during repairs. What it does not cover: pre-existing damage that predates the policy, gradual settlement in a new-build (usually covered by a structural warranty instead), purely cosmetic cracking unconnected to ground movement, or damage to outbuildings and garden walls - though this varies by policy.
Repair costs vary widely with severity. ABI figures put the average UK buildings insurance subsidence claim at around £17,000. Minor cracking and redecoration can be a few thousand pounds. Substantial work involving underpinning typically runs from £10,000 to £50,000 or more. The ABI reported a record £307 million paid by insurers in 2025 after the UK's hottest summer on record.
Insurers look at the postcode's underlying geology, the property's claims history, and its age and construction type. Properties in high clay shrink-swell areas - particularly south-east England, London, and the Thames Valley - typically face higher premiums and a larger excess for this element of cover. A previous subsidence claim, even one made by a prior owner, can push costs higher still. The standard subsidence excess is around £1,000, compared with the typical buildings excess for most other claim types. Loadings vary between insurers and by individual property history.
Yes, and the effect can be lasting. Insurers share claims history through the industry-standard Claims and Underwriting Exchange (CUE), run by the Motor Insurers' Bureau on behalf of the ABI, so a subsidence claim stays on the property's record even if the homeowner switches providers. Previous claims must be declared when taking out a new policy under the Consumer Insurance (Disclosure and Representations) Act 2012, and non-disclosure can invalidate cover. After a claim, renewal terms vary between insurers, with some declining to renew or applying higher excesses. Specialist non-standard insurers operate in the market for properties with a subsidence history.
Yes, though it can be more involved. Underpinning means the problem was identified and addressed, which is generally positive. Insurer appetite varies, and underwriting practice ranges from straightforward quotes to higher excesses or referral to specialist insurers familiar with underpinned properties. The structural engineer's report is usually required at quote stage. For underpinned properties, the engineer's report and the previous insurance history are the documents buyers' surveyors typically review.
In England and Wales, sellers complete the Property Information Form (TA6). A dedicated question asks whether the property has suffered subsidence, settlement or structural movement. Answers must be truthful. Where a property has been underpinned, the engineer's report, contractor invoices and insurance correspondence are normally provided to the buyer's surveyor. In Scotland the Home Report covers structural condition.
No. The government-backed Flood Re scheme helps make flood insurance affordable for eligible high-risk homes, but there is no equivalent for subsidence. Subsidence cover is handled entirely through the standard and specialist insurance markets, meaning costs in high-risk areas are market-driven. Checking the postcode's subsidence risk level is a useful first step before approaching insurers.
Clay shrink-swell is the main driver of UK subsidence claims, so the postcode's underlying geology is one of the factors insurers weigh when pricing buildings cover. Repairs on shrinkable clay can cost more than the same structural work elsewhere, because stabilising the ground - tree management, root barriers, drainage works or underpinning - often comes before the repair itself. Standard buildings policies cover subsidence damage whatever the soil type; what changes on clay is typically the excess (around £1,000 for subsidence) and the premium loading. The BGS GeoClimate open dataset maps shrink-swell potential across England, Wales and Scotland, and LocalRisk shows the band for any postcode.