August 13th 2025
With much of the UK experiencing what the Environment Agency has defined as a “nationally significant” water shortfall this summer¹ , subsidence is becoming a growing concern for homeowners.
When prolonged heat and low rainfall dry out the soil, the ground beneath a property can shrink or shift. This movement may cause cracks in walls, sticking doors and windows or, in severe cases, compromise a building’s structural stability.
While subsidence can be triggered by a range of factors, clay-rich soils are especially vulnerable. They expand when wet and contract when dry, so extended droughts can accelerate movement.
For homeowners, understanding the risk, spotting warning signs early and having the right insurance cover are crucial to protecting both property and peace of mind.
Why drought increases the risk
Subsidence happens when the ground beneath a building loses stability.
In the UK, the most common cause is clay shrinkage during hot, dry weather. This is why the risk spikes in summers such as 2003, 2006, 2010-11, 2018 and 2022 – all of which saw notable increases in claims.
The summer of 2022 – one of the hottest in recent decades – marked the most recent peak in subsidence claims before this year’s sharp rise.
According to the ABI, subsidence is now showing signs of becoming a more persistent seasonal problem. In the first half of this year alone, insurers paid out £153 million in subsidence-related claims, supporting almost 9,000 households, with the average payout per claim standing at £17,264 .²
This surge followed the warmest and sunniest UK spring on record, with above-average temperatures recorded across all four nations, according to the Met Office.
One challenge for homeowners is that damage doesn’t always appear immediately. A summer drought may not reveal its effects until autumn rains return, by which point foundation movement can already be significant. This makes ongoing vigilance essential, even when the weather changes.
Spotting early warning signs
Subsidence damage develops gradually, so early detection is key. During or after a prolonged dry spell, pay attention to changes inside and outside your home.
Cracks are the most recognised sign and, according to the ABI, those that may warrant investigation are usually wider than 3 mm (about the depth of a £1 coin), diagonal and often wider at the top than the bottom. They may appear suddenly and be visible both inside and outside the property.
Other indicators include windows or doors that suddenly begin to stick, floors that feel uneven or wallpaper that ripples without any sign of damp.
Keeping dated photographs and notes will help you track any changes and provide useful evidence if you need to make an insurance claim.
Checking your insurance
Many home insurance policies include subsidence cover, but the details vary.
High excesses are common – sometimes over £1,000 – and some policies include restrictions based on soil type, property history or proximity to certain tree species.
If you are buying a property, a full survey can reveal whether it has experienced ground movement before.
If you already own your home, review your policy now rather than waiting until a problem arises. Make sure you understand:
If anything is unclear, speak to your broker. A short conversation now could prevent costly surprises later.
Reducing the risk
While you can’t control the weather, there are practical steps you can take to make your home less vulnerable.
Trees are often a key factor. Large, mature species such as oaks, poplars and willows have high water demands and can accelerate soil shrinkage if planted too close to your home.
An arborist can advise on safe distances, root barriers or whether pruning or removal might be appropriate.
Drainage is another important consideration. According to the ABI, homeowners can reduce risk by ensuring gutters, pipes and plumbing are well maintained to avoid leaks. Leaking drains, broken pipes or poorly directed guttering can wash away soil and undermine foundations.
Simple maintenance, such as clearing gutters, fixing drips, repairing leaks, can make a big difference.
If your garden slopes towards your house, consider redirecting runoff using gravel trenches, soakaways or permeable paving to keep water flowing away from the property.
Finally, monitor regularly. Early detection not only limits damage but can also mean less invasive repairs, resin injection to stabilise soil instead of full underpinning for example.
Planning ahead
For those undertaking renovations or extensions, building with resilience in mind is a wise investment.
In high-risk areas, deeper or reinforced foundations, root barriers and soil stabilisation methods can help protect against future movement.
Climate adaptation measures can also play a role. Moisture-retaining landscaping, drought-resistant planting and ground cover can help maintain more consistent soil conditions around your home.
Keep detailed records of any repairs or mitigation work, including surveyor reports and guarantees. This will help if you need to make an insurance claim and can reassure future buyers.
Transparency about any past subsidence, along with evidence of how it was addressed, can protect both your property’s value and your peace of mind.
Protecting your home for the future
Subsidence can be a costly and distressing problem, but with vigilance, preventative action and the right insurance, the risks can be managed.
In a summer like this, with record-breaking heat and low rainfall, it’s worth taking the time now to inspect your home, review your cover and put measures in place that will keep your property stable for years to come.
¹Environment Agency, National Drought Group meets to address “nationally significant” water shortfall, 12 August 2025.
²Association of British Insurers, Insurance support tops £150 million for homes affected by subsidence, 11 August 2025.
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