You’ve had your home survey done… and the word subsidence jumps off the page. Now what?
If you’re considering buying a property or planning renovations to your current home, spotting potential subsidence in the survey can feel like a big red flag. Before you panic, it’s important to understand what it actually means, and who you need to speak to next. Alongside your survey, an impartial, architect-led pre-purchase appraisal, for example, via The Potential House, can help you judge feasibility, risks and likely costs before you commit.
If your survey mentions cracking, it’s worth reading this related article: Survey says there’s a crack – should I still buy the house?
Why impartial pre-purchase advice helps
- Architectural due diligence, not design upsell
- Objective view of feasibility and risk (no follow-on design work)
- Joined-up perspective on structure, planning and Building Regs
- High-level cost/risk sense-check to inform negotiations
The Potential House is independent, so the guidance focuses solely on whether the purchase stacks up.
What is subsidence?
Subsidence refers to the ground beneath a building moving downward, which can cause the building’s foundations to shift. This movement can result in visible cracks, uneven floors, or doors and windows that stick.
Not all cracks mean subsidence. Some may be harmless – like superficial shrinkage cracks in plaster. However, if a surveyor has flagged possible subsidence, it’s definitely something to investigate further before making decisions about the property.
What should I do?
First, call your surveyor for more detail. Ask what evidence led to the note, whether they suspect active movement, and what further investigation they recommend.
So, do I need an architect?
It depends on your plans. In most cases you should seek further structural advice from a structural engineer first. They can assess severity, identify the likely cause, and advise whether movement is historic or ongoing. If the movement is active or serious, they can recommend stabilisation (e.g. underpinning) or other structural solutions.
If you’re planning renovations or an extension, an architect becomes invaluable. They will:
- Collaborate with the engineer to integrate findings into a viable design
- Sense-check how cracks/movement affect layouts, openings and head heights
- Balance design ambition with structural practicality and cost
- Guide you through planning and Building Regulations (which may be more complex with subsidence)
Tip: Even if the report mentions only a “possibility” of subsidence, a short, impartial pre-purchase appraisal — e.g. via The Potential House — can quickly test feasibility and budget impact for this specific property.
Will the subsidence affect my renovation project?
It might. If the subsidence is historic and stable, your architect and engineer may proceed with minimal adjustments. If it’s active, stabilisation and additional structure may be required before building work begins. That doesn’t end your renovation plans – it simply means a well-informed, phased approach.
In summary…
- Investigate: Speak to your surveyor and commission a structural engineer to confirm cause, severity and whether movement is ongoing.
- Appraise: If you intend to renovate, get an impartial architectural appraisal to test feasibility, risks and costs before you commit.
- Decide: Proceed, renegotiate based on remedial costs, or walk away — but base the decision on evidence.
Don’t assume the worst – many cases are manageable with the right professional guidance.
Need help finding the right architect?
Many architects have structural engineers they regularly collaborate with. At Design for Me, we can match you with the perfect architect for your project. Simply post your job and we’ll connect you with vetted, experienced professionals — completely free.
This article provides general guidance and should not replace professional advice tailored to your situation.
