When is Subsidence Not Subsidence?

Subsidence is something that all homeowners will dread coming across. From cracks in the walls to your extension pulling away from the rest of your house, it’s natural to jump to subsidence as the issue. But what if we told you that those things don’t always come as a result of structural problems? 

In this article, we’ll be explaining what subsidence is. But we’ll also be discussing some scenarios where subsidence shouldn’t be the first thing you think of. However, we’ll be giving you a few tips for keeping the problem at bay as well. So, when is subsidence not subsidence? 

What is subsidence?

Subsidence is a structural problem that arises due to failed or compromised building foundations. As the ground beneath or close by to a property starts to shift, it causes the building on top to move. This can therefore result in cracks, jammed doors and windows and sloping floors. In time, it can cause a house to noticeably lean to one side, in the most severe cases. Although there are a variety of tell-tale signs that subsidence is at play, there are several more likely explanations as to why you’re experiencing such things. That’s something that we’ll be going into in just a moment.

When is it not subsidence?

Subsidence has some tell-tale signs that are very difficult to ignore. In most cases, if subsidence is at play, those signs will only become progressively worse as time goes on. You don’t always have time on your side when subsidence is an issue. However, there are instances where signs of subsidence might not actually indicate that structural issue at all. 

There can be some very simple explanations as to why you’re experiencing those problems in and around your home. However, if you notice those signs that come in combination with each other then, you should have a subsidence expert inspect it for you, like us here at Geobear. 

Cracks in walls (that are less than 2mm wide)

Cracks in walls don’t always indicate a subsidence issue. In fact, hairline cracks in particular are extremely common in houses of all ages. Most of the time, the reason for them isn’t subsidence. Cracks can appear in and around the home for the following reasons:

• Settlement cracks – a common sighting in new-build houses, settlement cracks are a common occurrence. It can be an ongoing problem for up to ten years. According to the NHBC, many materials used to build the home contain water. Therefore, it’s natural for aspects of the home to expand and shrink. With this in mind, don’t jump to subsidence as being the main culprit
• Hairline cracks appearing – seasonal hairline cracks in walls and ceilings can occur as the temperature changes. It’s something you shouldn’t be concerned about because, most likely, it’s not indicating that there’s anything structurally wrong 
• Cracks in new plaster – if you’ve recently had your walls skimmed or replastered, then cracks will likely start to form as the plaster hardens. Usually, it’s because the plaster has hardened too quickly. Like hairline cracks, it’s not something that you should be worrying about
• Cracks due to traffic – if you live on a main road, then vibrations from traffic can cause some minor movement. Therefore, cracks will start to form along your walls. This isn’t something that can be avoided. Therefore, for most homeowners, it can be an ongoing project
• Cracks due to lintel failure – lintels are installed as a support mechanism above doors and windows. If these fail, then it can cause cracking to occur internally and externally. Cracks as a result of lintel failure can present as being in a zig-zag pattern, which is why it can be easily mistaken for subsidence problems

Sinking floors

This is a common issue in older houses and it’s often a sign that some structural support work has been done in the past. It’s actually considered to be a part of owning historic properties, so the problem is often overlooked. However, if you’re worried about subsidence being an issue, then it’s recommended that you get a subsidence survey carried out and a report written by a professional, such as us here at Geobear, for absolute peace of mind.

Your extension coming away from the rest of the house

An extension coming away from the house is most common in Victorian or Edwardian-period properties. This is because the main house is likely to have been built on particularly shallow foundations. In order to comply with modern building regulations, extensions today are built with far deeper foundations. 

In addition, new extensions will be built with more rigid and sturdy materials, compared to old houses where more flexible materials would have been used. As a result of the combination of new and old materials coming together, it can cause the extension to pull away from the main house. Therefore, subsidence isn’t always the conclusion you should be jumping to if this starts happening to you.

How to prevent subsidence

Subsidence is every homeowner’s worst nightmare. It can be very destructive, damaging and costly to remedy. In addition to that, it can also cause disruption to everyday life, which is something that most people could do without. If subsidence is something that you’re worried about, and you’re looking to do your utmost to ensure it doesn’t happen to you, then there are a few things you can do to keep it at bay, including:

• Fixing leaking drains, gutters and downpipes
• Removing large trees that are in close proximity to your house
• Refraining from planting large trees and shrubs close to your property
• Sweeping away sitting water, such as puddles, from driveways, patios and garden paths
• Ensuring there is adequate drainage for rainwater to flow into, rather that allowing it to run up and along your house

Geobear is pleased to offer many subsidence solutions, should that be a problem you’re experiencing. However if you aren’t sure and would like a professional opinion on the matter, then you can enlist our help by way of a subsidence survey. We will be able to confirm or deny the presence of subsidence. Depending on our findings, we can advise you on the best underpinning solutions for you, indcluding our innovative underpinning technology. If you would like further information about our subsidence services, then get in touch with a member of our friendly, specialist team today – we’re always pleased to hear from you.