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EXPERTISE
Almost invariably, insurers will need to obtain reports from
specialist loss adjusters and building surveyors/engineers.
For policyholders, understandably anxious to halt the damage
to their homes - and possibly already putting up with a considerable
degree of inconvenience - the prospect of apparently-unending
debate among the experts can often be the final straw.
Settling subsidence disputes sometimes involves
applying basic principles that have been overlooked along the
way. The most basic, of course, is 'what is subsidence?' To
insiders, the answer is usually obvious, but all that most home
owners know about subsidence is that they don't want it. And
subsidence is rarely defined in policies.
Insurers sometimes turn down a claim on the
grounds that the damage was not caused by subsidence but by
'settlement' movement - such as the compression of soil under
the weight of a recently-constructed building. In our view,
unless the policy provides a clear definition of subsidence,
the term may reasonably be taken to mean any downwards movement
of soil. So unless a policy expressly excludes damage caused
by settlement, any damage caused by downwards movement of soil
should be regarded - and covered - as subsidence damage.
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SUBSIDENCE |
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CAUSES
OF SUBSIDENCE |
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Some
houses are built on clay soils and if the water table
drops(due to a long, dry spell) or water is sucked
out of the soil |
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Previous
mining activity has taken place |
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By
trees and bushes. As the clay contracts it pulls the
foundations, triggering deflection which may cause
structural damage to buildings. Different types of
clay shrink and swell at different rates
60 to 70 per cent of valid
claims for subsidence involve trees |
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Water
leaks into the soil from, for example, a broken drainpipe
and washes soil away from the foundations. This happens
to soils with a high sand or gravel content usually,
or sometimes in chalk. |
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SIGNS
OF SUBSIDENCE |
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New
or expanding cracks in plasterwork |
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New
or expanding cracks in outside brickwork |
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Doors
or windows sticking for no particular reason |
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Rippling
wallpaper that isn't caused by damp |
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WHAT
TO DO |
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If
you spot any of these problems and can't find a reason
for them, get specialist help as soon as possible.
If it is subsidence, the sooner it is diagnosed the
better. |
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It's
important to remember that subsidence can usually
be rectified. |
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Your
buildings insurance should provide cover but is subject
to an excess (Normally £1,000) |
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Your
insurer will arrange specialist advice, this may invlove
a structural engineer |
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There
is rarely any cause for real concern unless cracks
appear suddenly and are more than 3mm wide
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In
most cases the first signs of a problem are visible
cracks in a particular area of the house and these
will need to be measured and monitored, perhaps for
as long as 12 months.
Solving subsidence can be a lengthy process which
can take up to two years |
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There are some simple measures that
can be taken to minimise the risk of subsidence.
First, drains and pipes should be checked regularly
to ensure there are no blockages or leaks.
Second, trees should be pruned occasionally to reduce
water uptake, and
Any new trees or shrubs should be planted at a safe
distance from a property. |
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For
2007, one of the wettest summers on record, the Association
of British Insurers (ABI) reported that its members would have
to pay out £162m covering 31,895 subsidence claims
Houses
built before 1965 tend to have shallow foundations and so are
more prone to being affected by subsidence.
Yet trees removing water from under the foundations are what
actually cause the clay to shrink.
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