Subsidence
Can I sell a house with subsidence?
Yes. Evidence is what unlocks the mainstream market.
The short answer
Subsidence does not prevent a sale, but it changes who can buy. Lenders and buyers want a structural engineer's report, evidence of the cause, records of any monitoring or underpinning, and confirmation that insurance remains available and transferable. With that documentation many mainstream buyers will proceed. Without it, the practical market is cash buyers at a discount.
What this means
Not all cracking is subsidence. Thermal movement, settlement in a newer build and failed lintels all produce cracks and are much less serious.
Insurance history matters more than most sellers expect: a property with a continuing policy from the insurer who handled the claim is far easier to sell than one where cover has lapsed.
Parts of Scotland have historic mine workings. A coal mining report is a standard enquiry in affected areas and is worth obtaining early.
Your possible options
These are possibilities to consider, not recommendations. Which of them fits depends on your own circumstances.
Get a structural engineer's report
An independent report identifying the cause and whether movement is progressive or historic is the single most useful document.
Complete monitoring or remedial work
Where movement is ongoing, monitoring over a period, followed by any necessary repairs, restores confidence.
Specialist advice: Keep certificates, guarantees and insurer correspondence together.
Sell with full disclosure to a mainstream buyer
With a clear report and continuing insurance, many buyers and lenders will proceed, usually with a price adjustment.
Sell to a cash buyer
Where the position cannot be evidenced, cash purchasers will take the risk at a discount.
What should I do first?
- Instruct a structural engineer rather than relying on a builder's opinion.
- Collect the insurance file: claim history, works carried out, guarantees.
- Obtain a mining report if the area warrants one.
- Confirm with the insurer that cover continues and can pass to a buyer.
- Get a surveyor's view on value with and without the remedial works.
- Disclose the position openly — hidden movement is found at survey anyway.
You may need specialist advice
Lothian Property publishes property information. It is not a law firm, lender, financial adviser or estate agent, and the professionals below are independent of us.
- Chartered surveyor
- A RICS surveyor prepares the Home Report and can assess condition, defects and repair costs.
- Conveyancing solicitor
- In Scotland a solicitor normally handles missives, title and settlement, and often the marketing too.
- Estate agent or selling solicitor
- Marketing and selling the property is carried out by the agent or solicitor you appoint, not by Lothian Property.
What to do next
Understand your property position first
Tell us about the property and what has changed. We will set out what the information says, with no obligation to sell and no pressure to decide anything today.
Common questions
- Will a lender lend on a house with subsidence?
- Many will, where there is a structural report showing the cause is resolved, evidence of any remedial works, and continuing buildings insurance. Each lender applies its own criteria.
- How much value does subsidence take off?
- It depends entirely on whether the movement is historic and resolved or ongoing and unquantified. A chartered surveyor can give a view for your property; general percentages are not reliable.
- Do I have to declare previous subsidence?
- Your solicitor will deal with the buyer's enquiries and the Home Report records condition. Previous claims are usually discoverable through insurance history, so disclosure is the practical course.
Sources
- RICS — find a chartered surveyor — professional body
- Law Society of Scotland — find a solicitor — professional body
- Scottish Government — buying and selling a home — government
- Registers of Scotland — government
Related situations and guides
About Lothian Property
An independent starting point, not an estate agency
Lothian Property is an independent property information and introduction service. We are not an estate agency. We help homeowners understand their property, their options and their local market, and — where appropriate and only with your permission — introduce them to independent estate agents and other property professionals who can assist.
How Lothian Property worksPrepared by Lothian Property. Information last reviewed 2026-09-04; next review due 2027-03-04. General property information for Scotland, not legal, tax or financial advice. Editorial policy.