Housing Association Subsidence: A Tenant's Guide
Written by the Housing Repair Help Editorial Team and reviewed by our claims team — a trading style of Reclaim Experts Ltd, an FCA authorised claims management company (FRN 1030701), Innovation Centre, 49 Oxford Street, Leicester, LE1 5XY. About us and our editorial standards.
Published 12 September 2026. Last reviewed and updated 12 September 2026.
If cracks, sticking doors or sloping floors have appeared in your housing association home and the landlord has not put them right, you may be entitled to have the repairs carried out and to claim compensation — with no upfront cost. Subsidence happens when the ground beneath a property sinks or shifts, putting stress on the structure above. Because it affects the structure of the building, it is your landlord's responsibility to investigate and fix it, and acting early can help limit further damage.
Warning Signs of Subsidence
Diagonal Cracks Over 3mm
Especially around windows and doors, often wider at the top than the bottom
Sticking Doors & Windows
Frames pulled out of square as the building moves, making them hard to open or close
Sloping or Uneven Floors
Floors that feel like they tilt, or gaps appearing where skirting meets the floor
External Brick Cracks
Visible step-shaped cracks in external brickwork or pointing
Gaps Around Frames
New gaps appearing between window or door frames and the surrounding wall
Wallpaper Rippling
Wrinkles or tears in wallpaper that aren't caused by damp
Common Causes of Subsidence
Clay Soil Shrinkage
Clay-rich ground can shrink in long dry spells, pulling foundations downward
Nearby Trees
Large trees and shrubs can extract significant moisture from the soil under foundations
Broken or Leaking Drains
Water from damaged drains can wash away or soften the ground supporting the property
Historic Mining
Properties built over former mine workings can be affected by ground movement below
Poor Original Foundations
Older housing association stock may have shallow or inadequate foundations for modern conditions
How to Report Subsidence to Your Housing Association
Document the Damage
Report It in Writing
Request a Structural Inspection
Follow Up Regularly
Use the Formal Complaints Process
Escalate to the Housing Ombudsman
Recognise these signs in your home?
If you've reported cracks, sticking doors or sloping floors and your housing association hasn't fixed them, you may be entitled to repairs and compensation.
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What to Do: Tenants vs Leaseholders
If You're a Housing Association Tenant
Report any signs of subsidence to your housing association in writing as soon as you notice them. Email creates a timestamped record of when you raised the issue.
The housing association is generally responsible for arranging a structural inspection and carrying out the repairs needed to keep the property safe and habitable.
If You're a Leaseholder
Contact your buildings insurance provider directly. Insurers usually manage subsidence claims, instructing surveyors and contractors to investigate the cause.
You should also notify your housing association so they are aware of any structural issues affecting the wider building.
Tenants across England and Wales have brought thousands of housing disrepair claims in recent years where housing associations and councils failed to act on reported structural issues. If your housing association has been notified and hasn't carried out the necessary repairs in a reasonable time, you may be able to make a disrepair claim. Our panel of fully vetted no win, no fee housing disrepair solicitors specialise in this area.
Typical Subsidence Remedies
Monitoring
Tell-tales and surveys over several months to confirm whether the ground is still moving
Tree & Vegetation Management
Pruning or removing trees that are pulling moisture from beneath the foundations
Drain Repairs
Fixing leaking or broken drains that have softened the ground around the property
Underpinning
Reinforcing or extending the foundations to reach more stable ground below
Internal Repairs
Re-plastering, redecorating and easing doors and windows once movement has stopped
Temporary Relocation
The housing association may need to rehouse you while major structural work takes place
Subsidence repairs can take weeks or months, particularly where underpinning is required. Read more about repair timelines for landlords in England and Wales.
Evidence That Strengthens a Claim
Dated Photos & Videos
Crack widths over time, sloping floors, and other visible damage
Written Correspondence
Emails and letters showing when you reported the issue and what the housing association said
Housing Association Inspection Reports
Findings from any surveyors or environmental health officers who visited
Independent Surveyor Reports
Where available, structural reports diagnosing the cause of movement
Receipts
Costs for damaged belongings, replacement furniture, or temporary repairs
Medical Evidence
If structural issues have caused stress, injury, or worsened a health condition
When Subsidence May Lead to a Claim
If your housing association has been notified of subsidence and failed to act within a reasonable time, and you have suffered as a result, tenants may be able to seek compensation for:
Damage to belongings caused by structural movement
Inconvenience and disruption from cracks, sloping floors, or stuck doors
Costs of temporary relocation, where applicable
Health impacts caused by the condition of the property
Why Tenants Trust Us With Housing Disrepair Claims
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This article provides general information about housing issues in England and Wales and does not constitute legal advice. Legal services may be provided by independent solicitors where appropriate.