Selling a House with Subsidence: Your Options

Identify which situation you are selling

Ask a suitably qualified surveyor or structural engineer what has actually been established. A photograph of a crack cannot confirm the cause or whether movement has stopped.

• Suspected movement: describe the signs and any assessment already arranged. Avoid presenting an unconfirmed diagnosis as fact.
• Confirmed ongoing subsidence: provide the investigation or monitoring plan and explain which findings are still outstanding.
• Previously repaired subsidence: gather the diagnosis, repair specification, completion records and any later assessment. A repair date alone does not establish that the problem cannot recur.

Investigate the cause before choosing a repair

RICS explains that ground movement can have different causes and that monitoring may be needed. Underpinning is not an automatic treatment. Ask the professional and, where relevant, your insurer which investigation is appropriate before commissioning work. A buyer may also need their own assessment.

• Other structural issues and selling options

Build a dated evidence pack

Organise the history so a buyer can distinguish what was observed from what was diagnosed or repaired. Keep originals and note any missing records.

• First signs: dates, affected areas and photographs taken safely.
• Investigation: survey or engineer reports, monitoring results and stated limitations.
• Work: scope, invoices, completion records and guarantees, including any transfer conditions.
• Insurance: relevant correspondence, claim status and outstanding decisions.
• Current position: later inspections, unresolved questions and who can answer them.

Compare investigation, repair and sale as-is

Compare realistic routes at the stage you have reached. Ask what extra evidence would change a buyer’s assessment before paying for further reports.

• Investigate before marketing when the cause or extent is unclear: clearer evidence may help comparisons, but there is no promised price increase.
• Repair before sale when the scope, funding and responsibilities are understood: include the work, possible monitoring, holding costs and contingency in your comparison.
• Market in the current condition through an agent, auctioneer or investor introduction: establish the likely buyer pool, inspection requirements and sale terms. An investor may still rely on finance or further checks.

• Compare proposals where mortgage funding is difficult

Ask about insurance and disclosure early

Discuss the known history and any open claim with your insurer and solicitor before agreeing binding terms. Provide the actual reports when answering sale enquiries rather than guessing or minimising what they say. The buyer should check their own insurance arrangements; do not promise that your policy or claim transfers with the house.

Assess the offer and remaining conditions

Ask for a proposal that states the property condition assumed, remaining surveys, funding conditions and any circumstances in which the price could change. Compare sale price less mortgage redemption, legal costs and work you would pay for. If there may be a shortfall, discuss it with your lender and solicitor before relying on the sale proceeds.

• Who is the contracting buyer and what funding needs to be confirmed?
• Does the offer assume that movement has stopped or that work is complete?
• Which reports will the buyer accept, and which further inspections are required?
• What happens if monitoring or insurance decisions take longer than expected?

• Check the terms of an investor offer

Make a useful first enquiry

Tell us the postcode, whether subsidence is suspected, active or previously treated, and whether reports or an insurance claim exist. No identity documents or insurance files are needed in the initial form. Lucennio Property Limited can discuss investor suitability and next steps. Sellers pay no fee to us; an introduction does not guarantee a buyer, price or sale date.