The Difference Between Settlement and Subsidence

One of the main concerns for homebuyers is cracks in walls, some of which may be caused by subsidence. However, not all cracks indicate a serious problem, as many result from normal settlement, which is a natural part of a building’s life cycle. Understanding the difference between settlement and subsidence can help homeowners determine when professional advice is required.

Large crack running through a brick wall, indicating potential structural issues.

Normal settlement occurs as a property adjusts to the loads placed upon it, particularly in the early years after construction. This process causes the building materials to compress slightly, sometimes resulting in minor hairline or slight cracks to walls and ceilings. These cracks are usually uniform, often appear around door and window openings, and are generally considered part of normal building movement. Such cracks are not usually a cause for concern and can be repaired through standard maintenance and redecoration.

Subsidence, by contrast, is caused by the movement of the ground supporting a property. This movement can result from shrinking clay soils, tree roots extracting moisture, damaged drains washing away supporting material, etc. Subsidence cracks are usually more serious: they tend to be wider than 5 mm, appear suddenly, and may be visible both internally and externally. They can often follow a diagonal pattern and may widen towards the top or bottom of a wall.

If subsidence is suspected, professional investigation is required. A structural engineer or building surveyor can determine the cause of movement and recommend appropriate action. Remedies may include removing trees, repairing or replacing leaking drains, etc. In more severe cases, underpinning the foundations to stabilise the structure may be necessary.

For homebuyers, the key point is that not all cracks indicate subsidence. Many are caused by normal settlement, thermal movement, shrinkage of building materials, etc. However, to identify the cause of the cracking a professional survey is necessary. This can typically be provided by building surveyors or structural engineers.

Buying a property is a major investment, and having the right advice at the right time is essential. Our experienced surveyors provide independent Home Buyer Surveys Level 2 and Level 3 across Dorset, Hampshire, Wiltshire, Berkshire, Surrey and west London. You can receive an instant online quote, and once confirmed, your survey can be booked quickly and conveniently. Get started today and make your property purchase with confidence.