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What is monitoring and why
is it carried out? |
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Monitoring is a method of measuring
the width of fractures (cracks) and the direction of any movement
in your home. Its purpose is to provide information, over a
period, so that decisions can be made about repairs. It will
reveal whether foundational movement is continuing, or has stopped,
and the cycle involved, e.g. is it in line with seasonal weather
conditions? |
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What are tell-tales, how do they work
and what is their function? |
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Tell-tales are glass or plastic
strips placed across a fracture and fixed firmly at each end
by strong glue or screws. Each pair of strips slide against
each other with a scale marked in the centre showing the direction
and extent of any movement. Studs are also used. These are small
metal discs, positioned in a triangle either side of the fracture,
so that calipers, accurate to a fraction of a millimetre, can
be used to measure the separation. |
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Why can't my house be underpinned now
rather than later? |
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In many cases, movement is minor
and there is often an easily identifiable cause. This includes
drainage problems, drying out of the soil due to weather conditions,
and extraction of water from the soil by vegetation or trees.
If the cause can be identified easily, and rectified, your home
can be stabilised, meaning that only superstructure or cosmetic
repairs are necessary. In some cases, buildings cannot be stabilised,
and this is where foundation work, such as underpinning or piling,
is necessary. This sort of work is very disruptive to both you
and your home and is not undertaken lightly. It is essential
that any movement is monitored accurately, often for up to 12
months, before a decision is made. Where cracks of in excess
of 25mm are already present when the initial inspection takes
place, below ground works will be authorised without the need
for monitoring. |
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What is vegetation management and what
is its purpose? |
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It may be that one of the causes
of subsidence movement at your home is identified as extraction
of water from the soil beneath the foundations. This is caused
by dense vegetation or trees. To allow the soil to regain equilibrium
(for water levels to return to normal), the effect of vegetation
or trees upon the soil needs to be reduced. This can be done
by pruning or removal. This is not done at random but by careful
selection and management. Your insurance policy does not pay
for preventative measures and you will have to pay for this
work. The cost is not usually high but will vary according to
particular circumstances. |
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Who instructs the builders and at what
stage? |
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When monitoring of the property
has finished and a decision has been made about repairs, a specification
will be sent out to selected contractors, including a firm of
your own choice, to obtain prices. After analysis, the repair
contract will be awarded. You will be asked to instruct the
contractor in order that the correct contractual relationship
is maintained, and your rights are fully protected. All payments
(except for the excess) will be funded by your insurer and can
be made to the contractor via your engineer. You will need to
provide a letter of authority allowing this to happen. |
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What effect does underpinning have on
the value of my property? |
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Once a house has been underpinned,
this must be disclosed should you want to sell. This may well
put people off! For this reason, underpinning is avoided, wherever
possible. There is a case for saying that, once underpinned,
the foundations have actually been strengthened. As a result,
the house has been stabilised and should not experience problems
in the future. |
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If I need to move out, who makes the
arrangements and who pays? |
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Depending on the extent of repair,
you may have to move out, for a time. For example, kitchen or
sanitary facilities may have to be removed. The cost of alternative
accommodation will be covered by both your buildings and contents
policies. Each insurer will contribute to the additional cost
over and above those expenses which you would normally incur
at home, e.g. food, electricity, heating and the like. You will
be able to choose whether you stay with relatives or friends
(in which instance a cash allowance will be agreed), or whether
you book into a local guest house or hotel. Where the repair
works are going to take some time, the rental cost of a house
will be met. The minimum period for a short term let is usually
6 months. Payments can be made either to yourself or, with your
authority, direct to the rental company, hotel or persons with
whom you are staying. Deposits can also be funded by your insurers
with this advance being taken into account when final settlement
figures are calculated. |
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What is the situation regarding future
insurance cover? |
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Your existing insurer will provide
continuing cover for your home even though it has been affected
by subsidence. This assumes that there is no other change in
circumstances which may alter the risk. There is an agreement
between most insurers that, if and when, you sell your house
insurance cover will be provided by either your existing insurer,
or the preferred insurer of the purchaser. This assumes that
all repair works are completed before exchange of contracts.
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What guarantees are offered? |
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The key point to remember is that
you will be involved at all stages of the claim. Your insurer
has selected fully insured professionals to oversee the claim
and the repair works with the contractors also being insured.
A panel of selected firms has been compiled by your insurer
with only those companies meeting strict criteria being approved.
Any sub-ground work will have a contractor's insurance backed
guarantee. At no stage will any of your statutory rights be
affected. |
