What is subsidence? The simple definition

In the simplest terms, subsidence is when the ground beneath a building sinks downwards. When the ground loses strength and can no longer fully support the property's foundations, the building can begin to move, leading to structural damage.

What is subsidence and what causes it?

 

Subsidence is the downward movement of the ground that supports a building's foundations. However, the real issue for a property isn't just that the ground moves—it's that it moves unevenly.

This uneven movement is what puts a building's structure under stress, leading to the cracks and other problems that worry homeowners.

The real problem: Differential settlement

In the world of ground engineering, this uneven movement is called differential settlement.

When one part of your home's foundation sinks faster or further than another, it strains the rigid structure of the building. This strain is what causes the classic diagonal cracks to appear in walls, and for doors and windows to stick.

Understanding what causes one part of the ground to move is the key to understanding subsidence.

Resi home window frame subsidence cracks

 

Subsidence: The simple definition

In the simplest terms, subsidence is when the ground beneath a building sinks or collapses.
When the soil (usually sand or fill) loses its strength, your villa’s heavy concrete foundation has nothing solid to rest on.

It drops down to find support, pulling the walls and floors with it. This is what causes those diagonal cracks and sticking doors.

The real enemy: uneven movement

If the whole house sank evenly by 1 cm, you might not even notice. The problem is differential settlement—where one corner of the villa sinks faster than the rest.

This twists the concrete structure, snapping tie-beams and cracking blockwork.

The common culprits

What are the most common causes of subsidence?

Several factors can cause the ground beneath your home to lose its strength and stability. Here in the UAE, the causes are very different.

Close up of sabhka soil with salt crystallization and cracked surface

Sabkha soil collapse

Many coastal communities are built on "Sabkha"—a salt-rich soil. In its dry state, Sabkha is hard and strong. But if it gets wet (from rain or irrigation), the salt crystals dissolve, and the soil structure collapses suddenly.

The Result: A hidden cavern (void) forms under your foundation. Eventually, the ground above it collapses.

View of dry, cracking clay soil with a little green grass on the edges. Deep cracks are visible in the soil.

Clay soil shrinkage

This is the single biggest cause of subsidence in the UK. Clay soil is "cohesive," meaning it behaves like a plasticine or a sponge. It swells in volume when it gets wet and shrinks dramatically when it dries out. During long, dry summers or periods of drought, the clay soil beneath a house can lose a significant amount of moisture and shrink. This loss of volume causes the ground to sink, taking the foundations with it. This is often worse on one side of a house (e.g., the sunny, south-facing side), leading directly to differential settlement.

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View of paver brick depression caused by lack of soil / soil washout

Water washout

The sandy soil found in Dubai, Abu Dhabi, and Sharjah is easily washed away by water. If you have a leaking underground water pipe, a broken swimming pool pipe, or a leaking AC drain, the water flows through the sand and carries the fine particles away.

The Result: A hidden cavern (void) forms under your foundation. Eventually, the ground above it collapses.

Aerial view of reclaimed land next to the sea

Poor compaction (reclaimed land)

Many developments are built on deep reclaimed land or "fill" material. If this soil wasn't compacted perfectly during construction, it will naturally settle over time under the weight of your villa.The Result: Slow, sinking movement that continues for years.

Geobear techs working in a drained swimming pool

Adding heavy loads

Did you recently build a new swimming pool, a heavy boundary wall, or a majlis extension? If the ground wasn't prepared for this new weight, it will sink.

Is my house subsiding?

5 common signs to look for

Early detection can save you thousands of Dirhams. Here are the five most common clues:

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Clay Soil Shrinkage

This is the single biggest cause of subsidence in the UK, especially in the South East. Clay soil shrinks and loses volume when it dries out, causing the ground to sink. Prolonged dry spells or hot summers can make clay soil subsidence much worse.

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Tree Roots

Large trees and shrubs are thirsty. Their roots can draw huge amounts of moisture from clay soil, causing it to shrink dramatically. The risk increases with the tree's size and proximity to your home. Poplars, willows, and oaks are known for having extensive root systems, so subsidence tree distance is a key factor.

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Leaking Drains and Water Pipes

Slow, steady leaks from broken drains can wash away or soften the soil under your foundations, weakening the ground until it can no longer support the weight of your home. This is a common but often overlooked cause of subsidence.

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Poor Ground Conditions

Sometimes, the ground may not have been properly prepared when the house was built, or it could be affected by historical issues like old mining works in the area.

View of diagonal crack on internal villa wall caused by ground settlement

Diagonal cracks

These are the classic sign. Look for diagonal cracks in walls, often appearing around doors and windows. They are usually wider at the top than the bottom and are visible both inside and outside.

Large window frame with adjacent subsidence cracks visible from the frame's left side.

Sticking doors and windows

When a building moves, it can warp the frames around your doors and windows, causing them to stick or not close properly.

View of inside corner wall where the wallpaper is starting to crumple due to wall movement

Rippling wallpaper

If you see creasing or tearing in your wallpaper that isn't caused by damp, it could be a sign that the wall behind it is moving.

View of corner of internal wall with floor visibly sunken creating a gap between the wall and floor.

Gaps appearing

Look for gaps where your extension meets the main house, or where the skirting boards are coming away from the floor.

closeup view of tile "popping" at joint due to ground settlement

Sloping floors

A noticeable slant in your floors is a clear indicator that the structure is moving.

View of a level spanning a depression in a residential home's wooden floor

Sloping floors

A noticeable slant in your floors is a clear indicator that the structure is moving.

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Diagonal Cracks

These are the classic sign. Look for diagonal cracks in walls, often appearing around doors and windows. They are usually wider at the top than the bottom and are visible both inside and outside.

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Sticking Doors and Windows

When a building moves, it can warp the frames around your doors and windows, causing them to stick or not close properly.

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Rippling Wallpaper

If you see creasing or tearing in your wallpaper that isn't caused by damp, it could be a sign that the wall behind it is moving.

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Gaps Appearing

Look for gaps where your extension meets the main house, or where the skirting boards are coming away from the floor.

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Sloping Floors

A noticeable slant in your floors is a clear indicator that the structure is moving.

Frequency asked questions about subsidence

Look for diagonal cracks that are wider at the top than the bottom, often appearing around doors and windows.

If you also notice doors sticking or windows becoming difficult to open, it's a strong sign that you should get an expert opinion.

No. The Geobear solution is designed to be non-disruptive. Our teams work from outside your property, and the process is clean and quiet.

Most projects are completed in just one or two days, and you can stay comfortably at home throughout.

Not with our method. Unlike traditional underpinning, which requires major excavation, our process is like keyhole surgery for your home.

We inject our material through small-diameter tubes, meaning there is no soil to remove and minimal impact on your garden and property.

The best first step is to get a professional assessment to confirm the cause of the problem.

You can contact us for a no-obligation consultation where we can look at the signs and advise you on the best course of action.

Worried about the signs?

Find out what's happening beneath your villa

The most important first step is to understand the root cause of the problem. Our team can help you make sense of the signs you're seeing. Arrange a no-obligation consultation, where we can make an initial assessment and clearly explain your options.

Contact an expert today
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