How do I know if my property is affected by subsidence?

Feeling confident about your home is essential. When you spot potential signs of movement, it naturally causes worry. Our determined approach is to remove that uncertainty for you as quickly as possible.

Subsidence affects a wide range of properties, and while there are visible clues to look for, the most reliable way to diagnose a structural problem is always a professional subsidence assessment. The Geobear team can quickly arrange an assessment with our qualified specialists to give you the clear answer you need.

Here are the key warning signs that suggest your home may have a serious ground issue and might typically lead to a recommendation for traditional underpinning services or a modern Geobear solution:

Key Subsidence Indicators

Not all cracks are serious, and hairline cracks are often harmless. However, experts look for specific indicators that suggest a need for foundation repair:

1. Wall cracks that are stepped or widening

These are the most commonly recognised underpinning signs:

• Cracks that are wider than 3mm.

• Cracks running in a zig-zag or stepped pattern through brickwork.

• Diagonal cracks, especially near the corners of windows and doors.

• Cracks that actively widen or lengthen over time.

2. Doors and windows that jam

If frames warp or skew, it suggests a shift in the building's foundations, making operation difficult.

• Frames that are visibly pulling away from the walls.

• Gaps forming around the window or door.

3. Sloped or uneven floors

Sinking or sloping floors and ceilings are classic indicators of a foundation problem.

• Floors that feel spongy or soft in a specific area.

• A ball rolls easily to one side.

4. Separation of external structures

If an extension or attached structure is pulling away from the original property, it means ground movement is affecting its footing.

When is expert ground improvement typically recommended?

Experts will recommend a permanent ground improvement solution, like the Geobear method, only when it's the right course of action for your home.

The need for repair is typically confirmed if:

• The subsidence is active and ongoing (not historic).

• The property's existing foundations cannot safely handle the current load.

• Soil conditions have changed due to external factors (e.g., water leaks, tree roots).

• Minor repairs alone would be ineffective without strengthening the footings.

We are experts in ground engineering, dedicated to solving your problem with minimal disruption. We achieve this using our non-invasive, innovative Geobear solution—a modern alternative to traditional underpinning.

Subsidence vs. settlement vs. heave: Understanding the difference

The three most common forms of movement can feel confusing, but here is a clear summary to give you peace of mind and clarify the structural problem you may be experiencing.

If movement continues to progress, it is far more likely that subsidence is the cause compared to one-off settlement signs.

How to get reliable confirmation

The next best step is always moving from worry to accurate assessment.

1. Monitor cracks reliably: Keep checking the cracks for signs of progression. Using a ruler or crack gauge and taking monthly photos is a good measure to confirm if the movement is active.

2. Check local risk factors: Subsidence is more likely where key risk factors exist, such as clay soil, large trees near the property, old/damaged drainage systems, or flood risk.

3. Get a structural engineer’s inspection: This is the best step for confirming cases of subsidence. Should you choose to have an assessment with us, our specialists may recommend:

   • A drain survey.

   • Soil investigation.

   • Foundation monitoring over time.

   • Remedial work, such as the Geobear solution (a modern alternative to underpinning).

We are committed to providing the knowledge and support you need to protect your home. Trust us to be your professional and caring partner.