What is subsidence and why does it matter for insurance?

Subsidence occurs when the soil beneath a property loses strength or volume, causing the foundations to sink. This downward movement can put increasing strain on the property, leading to visible damage over time. Early warning signs of subsidence include:

Cracks wider than 3mm that keep growing (especially around doors or windows)

Diagonal or stair step cracks in walls or brickwork

Doors or windows sticking or becoming misaligned

Sloping or uneven floors

From the insurer’s point of view, subsidence is viewed as a high-risk event that typically requires expensive repair works. Insurers will look at the difference between cosmetic and structural damage and identify the severity of the risk, causes and whether it’s covered in your policy.

For example, hairline cracks in plaster are often caused by normal settlement or changes in temperature and are not usually a cause of concern. Gradual structural movement, however, may need to be investigated to understand the cause, liability and appropriate repair work.

Does home insurance cover subsidence in Ireland?

Yes, in many cases subsidence is often covered by standard home insurance policies, but usually with provisos. Some insurance companies require an additional premium to cover subsidence claims, and some may exclude it altogether. It’s important to be aware that even if your policy includes subsidence, claims may be denied if it’s a result of pre-existing issues, specific soil conditions or poor maintenance. The amount of coverage depends on your insurer and the wording of your specific policy.

What subsidence and home insurance typically covers

Understanding what is and what isn’t covered by subsidence and home insurance will help you if you need to make a claim.

It’s important to remember that subsidence claims often carry a higher excess (around €5,000+) compared to standard claims (typically ranging between €100–€500). You should always review your policy carefully and speak to your insurer before proceeding.

What causes subsidence damage?

Identifying the underlying cause of subsidence is essential for insurance claims and long-term repair, however investigations should be done by ground engineering specialists.

Insurers can assess the cause of subsidence but not the damage itself. Some common causes of subsidence include:

• Soil shrinkage and expansion, especially in areas with clay-rich soils

• Tree root activity - tree roots draw moisture from the soil

• Leaking drains or overwhelmed water pipes, which washes away the supporting soil

• Weak/poorly compacted ground (including made ground)

• History of ground movement

Clay-rich soils found in parts of Dublin, Kildare, and Roscommon, can be more vulnerable, especially during prolonged dry or wet periods.

What should you do if you notice cracks or subsidence?

If you’ve noticed cracks in your property and are worried about subsidence, taking prompt action can greatly reduce risk of serious damage. Here’s a step-by-step plan of action:

1. Monitor cracks - keep an eye on their size, direction, and if they become wider or longer

2. Photograph damage regularly to track progression

3. Review your home insurance policy for subsidence cover and excess

4. Avoid making cosmetic repairs too early as this can mask movement

5. Book a professional subsidence survey to assess cause and severity

Taking early action will help reduce disruption and costs, preventing minor issues from becoming major problems.

Making a subsidence insurance claim in Ireland

Although it can be stressful to discover subsidence damage in your home, getting to know the claims process can make it more manageable. The process may vary between insurers, so it’s important to check your policy, however, it tends to follow a similar route:

• Notifying your insurer

• Arrangements for surveys or investigations

• Compiling engineering assessments

• Approvals stage

• Repair planning

Understanding the different roles in a claims process can be helpful. An insurer will determine what’s covered in the policy, a ground engineer will identify the cause, and a specialist contractor will carry out the appropriate remedial works. Ground specialists such as Mainmark Ireland can assess your property and carry out stabilisation or ground works.

Can you get insurance for a property with previous subsidence?

Yes, it’s possible to get insurance for properties previously affected by subsidence. However, full disclosure is essential.

Insurers want to be assured that the underlying issue has been properly fixed. There is a significant difference between filling wall cracks and engineered ground stabilisation. Providing evidence that the root of the problem has been fixed, significantly improves insurability.

How subsidence is repaired (and why insurers care)

Ensuring long-term stability is essential, which is why insurers will want to know how your property is repaired. Although minor repairs such as filling in cracks or painting walls may improve appearance, these are just cosmetic fixes that don’t fix the underlying issue.

Subsidence repair utilises modern methods that focus on stabilising the ground. Compact grouting or resin injection, for example, densifies weak soils, while void filling beneath the foundations strengthens the ground. If necessary, these methods can also help re-level structures.

Modern engineering techniques minimise disruption and provide long-term results. This reassures insurers that the issue has been remedied and the risk of future ground movement has been properly managed.

Who is responsible for subsidence repairs?

Determining who is responsible for subsidence repairs can be confusing as it depends on the specific terms of your policy and cause of the moment. As a general rule:

• Homeowners are responsible for maintaining their property

• Insurers may fund repairs if subsidence is covered under the policy

• Engineers can diagnose the cause

• Specialist ground engineers can address the ground conditions

As a geotechnical engineering specialist, Mainmark Ireland focuses on resolving the underlying cause of subsidence rather than just cosmetic repairs.

Before you contact your insurer, get the facts

Whilst it may be tempting to immediately contact your insurer at the first sign of subsidence, it’s important you understand what the cause of any suspected subsidence first. A professional assessment will not only provide you with peace of mind but will also support insurance discussions and ensure the appropriate repair works are carried out.

Mainmark Ireland specialises in diagnosing and stabilising property subsidence using reliable, proven methods. If you have concerns about ground movement in your home or are considering buying a property affected by previous movement, expert advice can significantly help.

For more information or to book an assessment, contact Mainmark IE directly today.