In the UK, the spring and summer of 2026 have been plagued by exceptionally low rainfall and prolonged high temperatures.
Beyond wildfire risks and hosepipe bans, drought conditions pose another significant threat to homeowners: subsidence.
In this article we explore the watchouts for homeowners, what to do if they suspect subsidence, and how insurance helps protect their home.
2026: record breaking dryness
According to the Met Office (opens a new window), in 2026, England and Wales experienced their driest Julys since records began 190 years ago. England recorded 6.5mm of rainfall while Wales noted 9.3mm – both less than half of the previous records for each nation.
In response, as of the end of July, the Environment Agency has declared around half of England (opens a new window) to be in drought, with 78% of England's rivers below expected levels.
How do drought conditions cause subsidence?
Extensive periods of dryness result in excessive moisture being drawn out of soil. Reduction in moisture causes soils to shrink and a loss of ground volume beneath building foundations.
As the supporting ground contracts unevenly, foundations may settle differentially, leading to potential structural damage. Homes built with shallow, unreinforced foundations, such as Victorian-era houses, are especially vulnerable.
The issue of soil shrinkage is pronounced in areas of shrink–swell clay soils. Clay rich soils exist across the UK, with areas in London and the South East particularly vulnerable. Risks vary by postcode and, within London, homes in Islington are four times more (opens a new window) likely to suffer subsidence in comparison to Hillingdon, for example.
Furthermore, when rain returns to the UK later in the year, the ground will soften and soils will expand – causing houses above to move once again.
Even when rain finally arrives, it does not solve the risk of subsidence. Intense downpours run off hardened clay soils, offering no meaningful rehydration as the ground can only regain volume through months of steady rainfall.
The compounding threat from surrounding vegetation
During dry spells, trees will begin searching for moisture underground and intensify soil shrinkage, drawing any water available from already dehydrated ground. Vertiginous and vigorous trees are the biggest cause of concern as their high transpiration rates and extensive root systems burrow much further to find moisture.
To access water, roots may find their way into drainage systems, causing leaks that accelerate movement beneath a home. Periods of drought and interference from vegetation can cause underground pipes to snap and bend which may also cause escape of water issues for homeowners.
Subsidence: key watchouts for homeowners
According to the Institution of Structural Engineers (opens a new window), early warning signs that homeowners often miss include:
Diagonal cracks around doors and windows, especially if they are wider at the top than bottom
Doors and windows that suddenly begin to ‘stick’ as frames shift out of alignment
Ground sinking
Uneven flooring
Risk alleviation
Subsidence is not inevitable and prevention is achievable through good stewardship. Homeowners can reduce risk by implementing the following:
Managing tree and shrub growth near the property
Inspecting drains regularly
Maintaining gutters and water management systems
Avoiding heavy planting close to foundations
While these measures appear simple, they are effective. Stable soil moisture means less movement and fewer unwelcome surprises in the future.
What should homeowners do if they suspect subsidence?
If cracks or movement raise concern, homeowners should contact their insurer promptly. Subsidence claims often involve monitoring development over several months to understand soil behaviour, but early action helps ensure the right solution is applied.
Homeowners should avoid hastily removing trees or making landscaping changes until a professional assessment is complete. As potential subsidence progresses, it is prudent to habitually document the issue with photographs, dates, and notes on any changes to a property and its surroundings.
Insurance considerations
Typically, buildings insurance covers the structural repair costs, subject to the subsidence excess being paid. However, in addition to the remedial work to stabilise the structure of a building, the claims monitoring process for subsidence can also take a lengthy period of time.
Subsidence can cause buildings to move, crack, or distort, and this movement can also damage valuable contents within a property, such as fine art, antiques, specialist furniture, high‑end integrated AV/electronics, and bespoke installations. Consequently, more robust contents protection may be required to protect your home.
In August, as the UK contended with its fourth heatwave of 2026, record heat reached an insurance market already struggling under the weight of record subsidence claims (opens a new window).
The Association of British Insurers (ABI) reported that the average subsidence claim had reached £20,000 (opens a new window) – an increase of more than £2,000 from 2025. And as drought conditions have intensified and became more prevalent in the UK, insurers have recorded distinct ‘subsidence clusters’, where claims have grouped in regions where soil moisture has collapsed.
However, a history of subsidence does not preclude a stable future. Many properties can be insured or remediated, subject to sight of a current structural engineer’s report and a valid Certificate of Structural Adequacy (CSA).
Essential for insurers, lenders, and prospective buyers, a CSA verifies that the subsidence solution applied to the property is appropriate and that the structure is considered sound.
Reaching out
For subsidence, spotting the signs early, and knowing when to call in expert help, can make all the difference in how a claim progresses. Early understanding of the cause is essential, as this can prevent a more disruptive intervention later.
At Lockton Private Clients, we understand that your lifestyle is exceptionally unique. Our team of experienced advisors create bespoke insurance solutions that align perfectly with your individual requirements.
Further information is available via our Private Clients (opens a new window) page.
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