A claim made of investigations
Unlike a fire or flood, subsidence damage builds up gradually and its cause has to be proven. Insurers usually appoint a specialist subsidence adjuster or claims management company, which may arrange trial pits, soil analysis, drainage CCTV surveys, root identification and crack or level monitoring. Only after that is a repair strategy agreed, ranging from superstructure repairs to underpinning.
An independent professional acting for you has to follow and, where necessary, challenge each of those steps. That is why fee proposals for subsidence often look different from those for one-off events, with a greater role for fixed fees and hourly rates, and more frequent involvement of a structural engineer.
Services typically covered by the fee
Many firms exclude the cost of independent engineers, laboratory tests or arborist reports from their fee. Ask for those to be quoted separately.
- Policy review: subsidence excess, exclusions for new buildings, retaining walls or settlement
- Initial inspection and crack mapping
- Reviewing site investigation and monitoring results
- Discussion of the cause, especially vegetation and leaking drains
- Challenging the proposed repair method and scope
- Negotiation of the settlement or of an insurer-managed repair
| Agreed value of repairs or settlement | Indicative fee (% plus VAT) |
|---|---|
| Up to £25,000 | 10% to 15%, or a fixed or minimum fee |
| £25,001 to £50,000 | 9% to 12% |
| £50,001 to £100,000 | 8% to 10% |
| £100,001 to £250,000 | 6% to 8% |
| £250,001 to £500,000 | 4.5% to 6% |
| £500,001 to £1,000,000 | 3% to 5% |
| £1,000,001 to £2,000,000 | 2% to 3.5% |
| Over £2,000,000 | 1% to 2%, negotiated |
Indicative amounts, to be checked with each expert.
Indicative fee bands for subsidence
No official scale exists in the UK for this type of work. The table on this page presents an indicative order of magnitude observed on the market, not an official tariff, for percentage arrangements. Because many subsidence claims are settled through insurer-managed repairs rather than cash, the base for a percentage is the agreed value of works, which must be documented in writing.
Fixed fees and hourly work are common here
Where the main issue is technical, such as whether underpinning is really needed or whether a neighbour's tree is responsible, a homeowner may engage a chartered surveyor or structural engineer on a fixed fee or hourly rate rather than a percentage. Hourly rates vary widely depending on seniority and region, with London generally at the upper end.
A mixed model is also seen: a fixed fee for the investigation stage, followed by a percentage of the agreed repair value. Whatever the model, ask for a cap or an estimate of total hours.
Disbursements deserve a separate line in the proposal. Independent trial pits, borehole logs, laboratory soil tests, arboricultural reports and level surveys can each add several hundred pounds or more, depending on access and the number of samples. Ask whether the firm marks up these third-party costs or passes them on at cost, and whether you will be asked to approve each one before it is ordered.
- Percentage of the agreed value of repairs
- Fixed fee for a defined stage, such as reviewing the insurer's investigation
- Hourly or daily rates for an independent surveyor or engineer
- Minimum fee, VAT at the standard rate and disbursements for tests
The subsidence excess and other costs you carry
Most UK home policies apply a specific subsidence excess, often around £1,000 and sometimes higher, which is deducted before any settlement. Add the assessor's fee and VAT, and the net benefit on a modest claim can be small. Policies may also exclude damage to paths, drives, patios and boundary walls unless the house itself is affected.
Household policies rarely reimburse a loss assessor. The professional fees cover in buildings insurance is meant for engineers and surveyors involved in the repair, which are usually instructed by the insurer itself. If you appoint your own engineer, check in advance whether the insurer will contribute.
Examples by claim size
Small claim: cracking in a bay window repaired with crack stitching and redecoration, valued at £9,000. After the excess, a percentage fee would be disproportionate; a fixed fee of a few hundred pounds for a second opinion may be more sensible.
Medium claim: a semi-detached house on clay with damage linked to a street tree, requiring tree removal and superstructure repairs worth £45,000. At 10%, the fee is £4,500 plus VAT, so £5,400 in total. Large claim: a detached house requiring partial underpinning and internal reinstatement worth £180,000. At 7%, the fee is £12,600 plus VAT, before any separate engineer's charges. These figures are illustrations, not quotes.
Comparing proposals and checking the engagement
Compare proposals on the same estimated repair value and ask how each firm will deal with a long monitoring period. A firm that charges only at settlement bears the risk of a slow claim; one that bills monthly may cost more if monitoring drags on. Ask whether the handler is a chartered surveyor, whether an engineer is part of the team, and whether the firm has experience of tree-related claims and local authority tree officers.
- Fee basis and rate, in writing
- Treatment of the excess and VAT
- Separate charges for tests and specialist reports
- End point of the mission: settlement, repair or certificate of structural adequacy
- Termination terms if the claim is declined
Realistic expectations
No one can promise that a subsidence claim will be accepted, or that underpinning will be approved. Be wary of a firm that guarantees a result before seeing investigation data. A clear explanation of the risks, a transparent fee and regular updates through the monitoring phase are better indicators of quality.
Ask too how the firm reports during the quiet months of monitoring. A short written update after each set of readings, with a note of any change in crack widths, helps you see that the fee is buying active oversight rather than simply waiting for the insurer's next step.
Organisations offering this service
- Financial Ombudsman Service: Official free dispute resolution service in the United Kingdom, handling complaints from policyholders against insurers, including disputed or rejected insurance claims.
- Chartered Institute of Loss Adjusters (CILA): Chartered UK professional body for claims and loss adjusting professionals, responsible for training, qualifications and standards across the claims profession.
- Aspray: UK network of loss assessors handling and negotiating insurance claims on behalf of policyholders, notably after fire, flood and escape-of-water damage.
- La Médiation de l'Assurance: Mediation service for the French insurance sector, publishing a mediator charter and an annual activity report on its handling of disputes.
External links provided for information only; check the terms directly with each organisation.
Frequently asked questions
Is it worth hiring someone if the insurer manages the repairs?
It can be, mainly when the repair method or the cause is disputed. Otherwise, a one-off review by a surveyor may be enough.
Who pays for soil tests and monitoring?
Investigations commissioned by the insurer are normally paid by the insurer. Independent tests you order yourself are usually at your expense.
Does the subsidence excess reduce the assessor's fee?
It depends on the base in the agreement. Ask whether the fee applies to the settlement before or after the excess.
Can a fee be agreed only for the investigation stage?
Yes. Many surveyors offer a fixed fee to review the insurer's findings before you decide on a full engagement.
On subsidence, the cost of independent advice is best judged against the specific point in dispute. The subsidence claims guide on expertdassure.com explains the process itself.