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. But before you panic, it’s important to understand what it actually means—and who you need to speak to next.
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.
If your survey mentions cracking, it’s worth reading this related article: Survey says there’s a crack – should I still buy the house?
What should I do?
Firstly, if your survey mentions possible subsidence, call your surveyor for more information. They may be able to offer helpful next steps to find out if the movement is active/ongoing or if the movement was historic.
So, do I need an architect?
It depends on your plans for the property.
It may be worthwhile seeking further structural advice from a structural engineer. They’re the specialists who can assess the severity of the subsidence, determine its cause, and advise on whether it’s a historic issue or something ongoing.
If the movement is active or serious, they can also recommend how it could be stabilised—often through underpinning or other structural solutions.
If you ARE planning renovations or extensions:
This is where an architect becomes invaluable. An architect will not only help you realise your design vision, but they can also:
- Collaborate with the structural engineer to integrate their findings into the design
- Help determine whether any cracks or movement will impact your renovation plans
- Ensure your project is both beautiful and structurally sound
- Guide you through planning permissions and building regulations, which may be more complex if subsidence is involved
Tip: Even if the survey just mentions a “possibility” of subsidence, it’s worth getting a second opinion. Architects often have long-standing relationships with engineers and can help bring in the right experts early in the process.
Will the subsidence affect my renovation project?
It might. If the subsidence is historic and no longer active, your architect and engineer may still be able to proceed with your design with minimal adjustments. But if its active, additional structural work might be needed before building work can begin.
This doesn’t mean your renovation dreams are over—it just means a well-informed approach is essential. Having both an architect and a structural engineer on board means you’ll be covered from both a design and safety perspective.
In summary…
If you’re buying a house or planning renovations, don’t ignore signs of subsidence.
Get a structural engineer involved first to understand the severity and cause. It may be that you decide to abort the sale entirely or negotiate the sale price based on costs of remedial work.
If you’re doing renovation work, speak to an architect early to understand how it might affect your project.
Don’t assume the worst—many cases of subsidence are manageable, especially with the right professional guidance.
Need help finding the right architect?
Many architects have structural engineers that they regularly work 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 is based on general guidance and should not replace professional advice tailored to your situation. Always consult qualified professionals when dealing with structural or design concerns.
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