Buying a property is one of the most significant financial commitments you'll make. While factors like location, layout, and local amenities often top the checklist, structural integrity is crucial—especially when it comes to subsidence.

At Adam Hayes Estate Agents, we’re often asked: “Should I buy a house with subsidence?” The answer isn’t a straightforward yes or no—it depends on the circumstances. In this blog, we explore what subsidence means, the risks involved, and when it might still make sense to proceed with the purchase.

What Is Subsidence?

Subsidence occurs when the ground beneath a property sinks, causing the foundations to become unstable. This can lead to structural issues such as:

  • Cracks in walls or ceilings

  • Uneven floors

  • Doors and windows that stick

  • Visible gaps between walls and extensions

Subsidence can be caused by several factors, including:

  • Tree roots drawing moisture from the soil

  • Leaking drains or water mains

  • Clay soil shrinking during dry spells

  • Past mining activity

Is It Safe to Buy a Property with Subsidence?

It depends. Here are some key things to consider:

It Has Been Properly Treated

If the subsidence has already been professionally diagnosed and remedied—often through underpinning or soil stabilisation—and the property has remained stable for years, it could still be a safe investment. Ask for a structural engineer’s report and documentation of all remedial work done.

You Can Get Insurance

Properties with a history of subsidence can be more difficult (and expensive) to insure. Before you commit to buying, contact insurers to see if you can get adequate buildings insurance. Some providers may offer cover if the issue has been resolved, especially if the seller’s current policy can be transferred.

The Price Reflects the Risk

A property with subsidence should be priced accordingly. If you’re getting a discount that reflects the cost of repairs and risk, and you’re comfortable with the potential issues, it might be worth it—particularly if you're a cash buyer or investor.

When You Should Think Twice

Ongoing or Severe Subsidence

If the issue is active and worsening, the risks increase significantly. You may struggle to insure or mortgage the property, and repair costs can be substantial.

Lack of Documentation

If the seller cannot provide evidence of previous subsidence treatment, or if the property has never been professionally assessed, proceed with caution. You'll want to commission a structural survey before making a decision.

Resale Concerns

Some buyers are understandably wary of homes with a history of subsidence. Even if you’re comfortable with the risks, future buyers might not be—which could affect your ability to sell down the line.

Final Thoughts

Buying a property with subsidence isn’t automatically a dealbreaker—but it does require extra diligence. A full structural survey, legal advice, and conversations with insurance providers are essential steps before moving forward.

At Adam Hayes Estate Agents, we’re here to offer expert advice and help you make an informed decision. Whether you're a first-time buyer or a seasoned investor, we can connect you with trusted surveyors and ensure you understand every aspect of the transaction.

Thinking of buying or selling a property? Contact our team today for no-obligation advice.