Buying house with historic subsidence

[olis]

Hi

I am in the process of buying a period house in dulwich.

We found out after initial enqueries the house had been underpinned 21 years ago after some subsidence with a central wall in the middle of the house.

About 5 years ago the house was extended and the wall that was underpinned was removed and the extension was fitted with deeper foundations.

I had read that the house would be more secure than a non under pinned house however given the wall that was underpinned was removed the previous underpinning apparently doesnt have any impact.

Our surveyor has advised that there are cracks to some of the walls these appear to be the result of normal seasonal movement rathsr than anything they are currently concerned about.

 However, they said it is at high risk of future subsidence due to:

- the previous issue

- being an end of terrace

- the house having shallow foundations other than the extension

- being on london clay

- having two trees close by that are outside of the boundaries of the property (one a few metres away on the pavement and anotjer in a neighbours rear garden)

We are considering whether to pull out but really like the area and house and other properties in the area may well have similar levels of risk (although the surveyor was clear this house had a greater risk than many pthers in the area).

Mainly concerned about the prospect of losing money on it should the subsidence re occur given so many places online talk about significant reductions in house prices with subsidence and its quite possible we would want to move after 5 years for more space 

Just wondering what other peoples attitudes to such issues are and whether you would be likely to buy a house with a high risk of subsidence? If so, would it impact on the amount you were willing to offer.

Thanks

[Guest]

WALK AWAY 

[George Orwell]

Get a specialist structural engineer’s report and then try and get insurance or try to take over the existing owner’s insurance. I really don’t like the observation “ normal seasonal movement”. Clay soil expands when wet and shrinks when it dries. So you would expect garden walls, patios and the like to move up and down a bit  between seasons - but not a house with adequately deep foundations.

[olis]

Thanks, yes going to ask for a structural engineer to look at it. Agree about seasonal movement but the street is all period houses that are known to have shallow foundations so guess its not unexpected

[George Orwell]

https://www.structuralengineersouthlondon.com/
 

Howard Ruse is your man.

[alice]

Many houses have the same problem but removal of that central wall that’s a major concern but it wouldn’t totally put me off if I could get the insurance. Contact the sellers insurance company and see if they would carry it over. Also the house should be priced maybe 10 to 15 % less than other similar.

[malumbu]

Welcome to SE London, subsidence very common in Edwardian and older properties, due to the reasons you have said, coupled with some streets that were bombed in WW2. I expect with Climate change, it will worsen.  Structural engineer as suggested and perhaps calculate how much it could cost if worst comes to the worst.  And how easy to insure.  All pre war houses are likely to be a bit wonky, that's normal.

[x2000traveller]

Indeed, many house here have had or will have subsidence issues so one needs to bear that in mind.  Many houses here have shallow foundations but they have been around 100 years or so without too much issue.

What the surveyor has told you doesn't feel like a 'red flag', more of a sensible warning.  Bear in mind that although the surveyor is nominally working for you, their focus iln reality is mostly on the lender and the risk of being sued, either by them or you.  So they are always pretty cautious.  It would be wise to get a 2nd opinion, eg. from a structural engineer.  Or talk  to the original surveyor directly as they may say more than they are prepared to put in a report. 

It's a little difficult from the description to identify what the situation is but the scenario in which part of a property has been underpinned and the rest has not is fairly common here.  The proximity of trees is likely to be the main thing to be concerned about, particularly after the hot summer of 2002, as insurers generally regard them as risky, especially if they are not cut back from time to time.  A second surveyor can advise directly on this.

It would definitely be worth trying to take over the current buildings insurance.  Indeed, it may be quite hard to find new cover.  Enquire what the current premium is and who the policy is ultiimately underwitten by (ie. is it a name that you have ever heard of?) 

The insurance industry, in general, works to a guideline that the insurance of an underpinned property should transfer to a new owner.   https://www.biba.org.uk/insurance-guides/home-insurance-guides/subsidence/