Subsidence Insurance Query - Listed Georgian House

[Jap90s]

Dad has been in his Grade 2 listed, Georgian house for 40 years, he refurbished it after buying it but hasn't done much since

He's now wanting to sell it and questions have been asked about 3 cracks on 3 sides of the house

They tend to open up in dry summers and shrink in the winter. I assume because of movement in the clay

Generally they are hairline cracks opening to 2-3mm at worst, internally

The front of the house is the worst externally, the other 2 sides generally being hairline cracks

All of the 3 areas have clearly been (incorrectly) pointed up with cement mortar - I assume in the refurb 40 years ago

Dad has been with the same insurer for 20+ years and this year the cracks have got a little worse

Is this something he should raise with his insurer I assume as the basic flaw has been there for many years they will reject it and he will have to then declare a subsidence issue

Even if they accepted it I assume that they'd want to monitor it for a year before doing anything and he's desperate to put it on the market to downsize

[Huntsman]

He should get himself a structural engineer to report, then decide to market it if the report is ok, if the report is poor, send it to auction.

[LooneyTunes]

Old houses move. It's not necessarily subsidence in the way that would cause major concerns.

Don't get any old surveyor or structural engineer - get one who specialises in historic buildings - and only raise with insurer if, after getting the report, it is necessary/appropriate to do so.

[Simpo Two]

Jap90s said:

They tend to open up in dry summers and shrink in the winter. I assume because of movement in the clay...

Is this something he should raise with his insurer I assume as the basic flaw has been there for many years they will reject it and he will have to then declare a subsidence issue

Not my department really but does subsidence go up as well as down? Or is perhaps the structure of the house, as opposed to the soil, simply moving with the weather - ie absorbing/releasing moisture so it expands and contracts very slightly?

[Lotobear]

LooneyTunes said:

Old houses move. It's not necessarily subsidence in the way that would cause major concerns.

Don't get any old surveyor or structural engineer - get one who specialises in historic buildings - and only raise with insurer if, after getting the report, it is necessary/appropriate to do so.

Is the correct advice

[OutInTheShed]

Jap90s said:

Dad has been in his Grade 2 listed, Georgian house for 40 years, he refurbished it after buying it but hasn't done much since

He's now wanting to sell it and questions have been asked about 3 cracks on 3 sides of the house

They tend to open up in dry summers and shrink in the winter. I assume because of movement in the clay

Generally they are hairline cracks opening to 2-3mm at worst, internally

The front of the house is the worst externally, the other 2 sides generally being hairline cracks

All of the 3 areas have clearly been (incorrectly) pointed up with cement mortar - I assume in the refurb 40 years ago

Dad has been with the same insurer for 20+ years and this year the cracks have got a little worse

Is this something he should raise with his insurer I assume as the basic flaw has been there for many years they will reject it and he will have to then declare a subsidence issue

Even if they accepted it I assume that they'd want to monitor it for a year before doing anything and he's desperate to put it on the market to downsize

If your Dad wants to sell the house, then it's really up to the buyer to be happy with a surveyor etc.
You could look for a surveyor who understands the type of building, but in the end, you need the buyer to be happy and that may mean convincing his lender.
The other path is to consider claiming on your insurance to 'mend' the subsidence, which sounds like a world of pain, but if the buyers baulk at the state of things then an insurance claim to fix it may be the way forwards. Having had the same insurer for decades is a positive. if you are forced down this route.

Ideally find a buyer who is happy with the risk etc of a few cracks. An old git who doesn't need a mortgage would be prime.

[Cow Corner 2.0]

Lotobear said:

LooneyTunes said:

Old houses move. It's not necessarily subsidence in the way that would cause major concerns.

Don't get any old surveyor or structural engineer - get one who specialises in historic buildings - and only raise with insurer if, after getting the report, it is necessary/appropriate to do so.

Is the correct advice

Seconded.