Should I Buy a House with Structural Movement

Buying a home is one of the biggest decisions you will ever make, and structural movement is a phrase that can send a chill down the spine of even the most confident buyer. It conjures up images of crumbling walls, cracking ceilings and properties that might be more trouble than they are worth. But not all structural movement is serious, and in some cases it can be managed or repaired to a high standard.

This guide explains what structural movement really means, when it is cause for concern, and what you should consider before buying a property affected by it.

What is structural movement?

Structural movement refers to any shifting or displacement of a building’s structural elements, such as walls, foundations or floors. It may happen naturally over time or result from environmental, geological or human-related causes. Common types of movement include subsidence, settlement, heave and thermal movement.

Minor movement is common in many UK homes, especially older ones. Properties often adjust slightly to their environment or foundation conditions. However, when movement is progressive or causes visible damage, it can affect the building's integrity and value.

Who is affected by structural movement?

Structural movement affects all types of homeowners, buyers, sellers, landlords and mortgage lenders. Buyers need to understand the risks and long-term implications. Sellers may need to disclose movement history and provide evidence of past repairs. Mortgage lenders are particularly cautious about properties with unresolved or serious structural problems.

Surveyors, structural engineers and insurance providers are also closely involved when structural issues are suspected.

When is structural movement serious?

Hairline cracks and minor cosmetic damage can often be the result of natural settlement or changes in moisture levels. However, the situation becomes more serious when cracks are wide, diagonal or continue to grow over time. Other warning signs include sloping floors, sticking doors, separation between walls and windows or signs of movement in structural beams.

Subsidence, which involves the sinking or collapse of ground beneath a property, is one of the more serious types of structural movement. It can lead to significant damage and may require underpinning or other specialist repairs. Similarly, heave, which occurs when ground swells and pushes foundations upwards, can be equally problematic.

Can you get a mortgage on a house with structural movement?

It depends on the severity of the issue and whether it has been resolved. Lenders are cautious and usually require a full structural survey if movement is suspected. If the problem is ongoing or not properly repaired, the lender may refuse the mortgage or ask for additional reports from a structural engineer.

If the property has been underpinned or treated for previous movement, you will need evidence of the work, a completion certificate and details of any guarantees or warranties. Mortgage approval is more likely if the issue has been fully resolved and monitored over a period of time.

Do you need a structural survey?

If the property shows any signs of cracking, uneven floors or movement, you should always commission a Level 3 Building Survey by a qualified RICS surveyor. This survey provides a detailed analysis of the property's structure, identifies any issues and recommends further investigation where needed.

If significant movement is found, the surveyor may suggest involving a structural engineer for a more in-depth assessment. This will help you understand the cause, cost and repair options before deciding to proceed with the purchase.

How much does it cost to fix structural movement?

Repair costs vary widely depending on the cause and extent of the damage. Minor settlement cracks might only need cosmetic repairs, while subsidence requiring underpinning can cost anywhere from £10,000 to £50,000 or more. Further costs may arise from associated work such as drainage improvements, ground stabilisation or internal redecoration.

If the seller has already carried out repairs, ask for evidence of the work, including engineering reports, insurance claims and any guarantees. This information is crucial for both peace of mind and mortgage lender approval.

Does structural movement affect insurance?

Yes. Buildings insurance premiums may be higher for properties with a history of movement, and some insurers will refuse cover if the issue has not been resolved. If you make a claim for structural damage, future insurers may consider the property a higher risk.

When buying a property with known movement, ask whether the current insurer will allow a continuation of cover, which may be easier than arranging a new policy. You must also declare any known issues when applying for insurance to avoid invalidating future claims.

Should you still buy a house with structural movement?

Not all movement is a dealbreaker. Many older properties have experienced minor movement at some stage and remain perfectly sound. The key is to understand the extent and cause of the movement, whether it has been repaired and how it may affect your ability to live in, insure or resell the home.

If movement is historic, fully repaired and well documented, it may present no ongoing risk. However, if the issue is active, unmonitored or inadequately repaired, you should be cautious. The cost of future repairs, difficulty obtaining a mortgage or reduced resale value are all factors to weigh carefully.

Conclusion

Buying a house with structural movement is not always a mistake, but it is never a decision to take lightly. With the right surveys, engineering advice and legal checks, you can make an informed choice. Whether you proceed or walk away will depend on the level of risk you are willing to accept and the practical steps required to make the home safe and secure. Always factor in repair costs, insurance and marketability before committing to the purchase.