Does Underpinning Devalue Property?

When facing structural issues like subsidence, many homeowners wonder if underpinning will devalue their property. Let's break it down in simple terms and explore whether this essential repair could affect your property's value and how it fits into the broader real estate picture.

What is Underpinning?

Underpinning is a process used to strengthen or repair the foundations of a building. If your property suffers from subsidence, where the ground beneath the house sinks or shifts, underpinning is often necessary. One common method involves using mass concrete to extend the foundation into more stable soil. This form of concrete underpinning ensures that the house remains structurally sound.

Different Methods of Underpinning

Several types of underpinning are used, depending on the situation. The most common methods include:

• Mass Concrete Underpinning: A traditional technique where additional concrete is poured beneath the existing foundation.
• Beam and Base Underpinning: Reinforced concrete beams are installed to transfer the load across more stable areas.
• Mini Piled Underpinning: This method uses piles driven deep into the ground and is often employed when clay soil or other challenging soil conditions are present.

Why is Underpinning Required?

Underpinning is essential when the property’s original foundation is no longer stable, typically due to subsidence issues. Subsidence can occur for many reasons, including changes in moisture levels (common in dry weather or wet weather conditions), tree roots, or even nearby mining history. In some areas of the UK, properties built on clay soil are particularly prone to this problem.

How Common is Underpinning?

Underpinning is more common in certain regions, particularly where clay soil is prevalent, or in older homes that weren’t built to modern standards. Properties in areas with a history of subsidence, like parts of London, often require underpinning to avoid ongoing issues. This repair process is especially important for maintaining a property's long-term stability.

How Much Does Underpinning Cost?

The cost of underpinning depends on the method used and the extent of the problem. On average, underpinning can cost between £10,000 and £50,000. A structural survey is necessary to determine the specific requirements and provide an accurate estimate. It’s crucial to factor this into the sale process, as potential buyers may be cautious about a house with subsidence issues.

What Causes Subsidence?

Subsidence is caused by shifts in the ground beneath the property, which leads to structural problems like cracks in walls or sloping floors. Key factors include:

• Soil Types: Clay soil, which expands and contracts with moisture changes, can lead to ground movement.
• Water Leaks: Leaks from drains or pipes can wash away the soil, causing the ground to shift.
• Trees and Shrubs: Nearby tree roots can absorb moisture, particularly in dry periods, worsening the issue.

How Can I Spot Subsidence?

There are several signs of subsidence to watch out for:

• Cracks in walls: Diagonal cracks, especially around doors and window frames, are a tell-tale sign.
• Sticking doors and windows: Movement in the foundation can cause doors and windows to become misaligned.
• Sloping floors: If the floor in one part of the house feels uneven, it could be due to subsidence.

Will Subsidence Devalue My Property?

Subsidence can lead to a decrease in property value, as it indicates structural issues that need addressing. Mortgage lenders may also be reluctant to approve financing on a property with a history of subsidence unless repairs have been made. Even then, the property could attract a lower sale price because of the perceived risk.

Does Underpinning Devalue a House?

While subsidence can negatively impact a property's value, underpinning can actually restore or even improve it. Once a house is underpinned and stabilised, it is often viewed more favourably by potential buyers and cash buyers, especially if all necessary documentation, including guarantees, is in place. Buyers need reassurance that the subsidence issue has been fully resolved, and underpinned houses can still secure a strong sale price if marketed correctly.

However, it’s important to note that some buildings insurance providers may charge higher premiums for underpinned properties. Additionally, certain buyers might be hesitant due to the property’s history of subsidence, despite the underpinning work being completed.

Final Thoughts

In conclusion, underpinning doesn’t have to devalue a property. In fact, addressing subsidence through underpinning can protect your investment by ensuring stronger foundations and restoring the property’s structural integrity. While estate agents may note that underpinned properties could face initial hesitancy from some buyers, having the right paperwork, including a subsidence claims history and a completion certificate, will reassure them that the issue has been dealt with. Ultimately, the key is transparency and ensuring the work is professionally carried out and documented.

‍