If your home is underpinned, how does it affect your home insurance? It's not totally uncommon to strengthen the foundations of your home, and subsidence is a prime culprit for doing so.
We'll explain what underpinning actually is, how much it costs, how to find suitable insurance, and plenty more.
What does underpinning mean?
It's the process of strengthening the foundations of a building to ensure it's stable. The most common reason this is done is typically due to subsidence.
So, what is subsidence? The bane of many homeowners' lives, subsidence involves the ground beneath a building starting to sink.
It can have pretty destructive consequences and may lead to large cracks appearing and misaligned walls.
Another reason for underpinning a property is because the existing foundations of an older building aren't as strong as they once were.
You may also need to undergo this process if you're planning on building works or are looking at an extension project.
Types of underpinning
As cliche as it is, there isn't a one-size-fits-all approach when it comes to underpinning a property.
There's a few different methods, but deciding which to proceed with should depend on the scale and circumstances surrounding the damage.
So, what are the options, and how do they stack up?
Mass concrete
This is known as the traditional method of underpinning a property. It involves digging out sections below the foundations of a building and filling each void with concrete in succession.
You're essentially reinforcing the ground beneath the foundations of your home to ensure the ground is stable.
It's no easy feat and can require a significant amount of heavy lifting and manual labour.
On the other hand, this method can be effective even if the ground beneath the existing foundations is especially deep.
Plus, you can keep costs down as heavy machinery is typically necessary. As a bonus, you may even be able to continue using the property while work is undertaken.
Mini-piling
Okay, stick with us. This may sound technical, but we'll try and break it down in simple terms!
Mini piles are typically made from steel and used when space is limited to reach significant depths. Loads are transferred down existing foundations where steel frames are typically filled with concrete or resin.
They can be used alongside ground beans to replace the existing footings. This method can be cost effective, but more importantly can minimise the risks associated with manual underpinning.
Resin injection
The process of injecting resin into foundations through small holes in the ground is another popular form of underpinning.
By injecting resin, the formula expands as it sets, compressing the soil and filling any cracks beneath the surface.
Professional technicians monitor the procedure, ensuring the ground is stable. The main benefit? There's no need to replace the existing ground beneath the foundations, so the clean up job is far more manageable!
The method of using resin can be a pretty quick process, it might only take a few days to complete the project overall.
It'll also create less disruption, so you don't have to worry about noisy machinery and moving things around.
Beam and base
Similar to the mass concrete method, beam and base also involves the removal of sections beneath the foundations.
The key difference is the placement of concrete bases and beams above, below or replacing the existing footing. Placed correctly, this should ensure weight is spread evenly down to a firmer layer beneath the surface.
The main benefit of beam and base is that existing foundations can be repaired and strengthened offering the opportunity to plan future property improvements.
Screw pile underpinning
Steel piles are mechanically lowered and screwed deep into the ground. This method can reach soil at a greater depth, so it can provide sound stability.
Installation is a fairly quick process, and once secure, it can immediately begin bearing load. It's also a pretty tidy approach, that's because you don't need to remove layers beneath the foundations or pour the likes of concrete or resin into the ground.
How much does underpinning cost?
While the final price depends on a lot of factors, we can give you a ballpark figure. According to Checkatrade, the average cost of underpinning
per metre squared is between £1,500 and £2,600.Generally, the mass concrete method tends to work out as the cheaper option, while piling is the most expensive approach.
But to get a true sense of cost, you'll need to factor in a few other things:
- The size of the job: The area that you're looking to underpin will likely be dictated by the width and depth of your existing foundations.
- A sloping garden: Due to the complexity of underpinning a sloped property, you might have to pay more.
- The type of building: The larger your property is, the more you're likely to pay for an underpinning project.
- Your postcode: Costs could vary depending on where you live in the UK. In cities like London, you could pay more for increased labour costs and the likelihood of working in a built-up area.
The only way to know for sure is to ask an expert. Get a few free quotes from trusted companies, and they'll give you a precise figure for your home.
Insuring a house that's underpinned
It's slightly trickier to find home insurance for homes that have been underpinned or affected by subsidence - but it's not impossible. Insurers don't always offer cover for subsidence and might not offer buildings insurance if your home has recently been underpinned.
Why? It's because it represents a potential risk due to the stability of the structure of your home. This means you might not find as many policies, and they could be more expensive compared to standard home insurance.
So, what should you do?
Be honest when searching for quotes. We don't want to sound like a nagging relative, but not being truthful when applying for a home insurance quote can backfire severely.
It's fairly common for insurers to question if your home has ever suffered from subsidence, or if it's undergone underpinning.
If your home has been affected, but you choose to conceal this fact, any potential claim could be rejected.
If underpinning work has been carried out at your home, you should find that over time you're more likely to find affordable cover.
This is especially true if the work was completed a while ago, and no home insurance claim has been made for structural issues or damage.
You should always shop around for home insurance, even if you're offered a lower price at renewal.
Comparing quotes could help you find a more affordable policy and sometimes even broader cover.
But if you're finding it challenging to find a policy to cover your specific circumstances, consider contacting a home insurance broker.
Some companies specialise in providing cover for homeowners with subsidence issues or properties that have recently been underpinned.
How to tell if a house is underpinned
It's not exactly something you can identify with the naked eye. But don't stress, it's fairly straightforward to find out if any underpinning work has been carried out at a property.
First off, if you're buying a home, always check the structural report. This is something you can expect a structural engineer to produce if you have this type of survey commissioned during the buying process.
An RICS home survey may identify structural or subsidence issues, but it's not guaranteed.
A certificate of structural adequacy (CSA) is typically issued by insurance companies' appointed loss adjuster or assessor at the completion of underpinning.
It's also something a chartered structural engineer can produce. This tends to report details of the damage, repair work and should confirm the property is structurally sound.
Crucially, a CSA is not a guarantee or warranty, it simply records and details the structural work that has taken place.
With all of that said, any structural projects or issues should be outlined when you buy a home.
If you do suspect underpinning has taken place, contact the local council. This type of project requires approval, so they may have a record of any completed work.
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