The UK’s exceptionally hot summer has created conditions for what specialists predict could be one of the most severe waves of structural damage to homes in recent memory, with millions of properties potentially affected.
When soil around a property dries out, particularly clay-based ground which dries out over a longer period, the earth beneath the building can contract and shift, leading to structural cracks and damage—a phenomenon affecting nearly six million UK properties at moderate to high risk levels.
When the dry spell is over, heavy and consistent wet weather can cause the ground to also suffer from heave, which is very quick expansion of certain soils and ground conditions. That is why sometimes there are more issues at the end of a dry period than there are with the gradual drying out process of the ground conditions in early summer.
Current soil moisture levels are similar to those seen during 2003, 2018, and 2022—years that saw unprecedented numbers of structural damage reports. Insurance claims are already running 45% higher than is typical in the autumn, though specialists warn the full impact may remain hidden until the housing market becomes more active, as most issues are only identified during property surveys.
Identifying warning signs
Older Victorian and Edwardian properties with shallow foundations face particular vulnerability, as do extensions and conservatories that may have different foundation depths than the main property structure. Homeowners should watch for:
- Doors that stick or refuse to open properly
- Windows becoming difficult to operate
- New cracks in walls, skirting boards, or brickwork
- Changes in floor levels
- Gaps appearing between walls and woodwork
Geographic vulnerability
London and South East regions face the highest risk due to extensive clay soil deposits, though some areas benefit from protective layers of gravel or sand above the clay, that reduce danger.
Experts recommend checking geological surveys to determine the soil type beneath your property. If trees exist nearby on clay soil, consider consulting an arboricultural specialist for a vegetation management plan, particularly for young trees with significant growth potential near structures.
Discovering cracks presents homeowners with a difficult decision. Reporting to insurers can result in coverage withdrawal or non-renewal, yet failing to report may leave you liable for costs if problems worsen. Some property owners are increasingly choosing private consultants over insurance claims, though this carries its own risks.
Resolution options
Modern solutions range from tree removal—the most economical option—to specialised root barriers costing £5,000-£50,000, or traditional underpinning at £20,000-£100,000. Removing problematic vegetation typically prevents worsening damage, though existing cracks may require separate repair using reinforcement techniques.
Certain species pose greater risk: oak, willow, poplar, elm, eucalyptus, cypress, and hawthorn have particularly high water demands. However, distance and tree size matter significantly—a large tree far from a building may pose no threat, while even small plants directly against foundations can cause problems.
Always check with your local planning office before removing established trees, which may be subject to a preservation order or are within a conservation area.
Environmental concerns
Insurance companies face growing criticism for requesting tree removals, with reports showing that 1,400 protected trees were felled over a five year period. Property owners convinced their insurer is wrongly targeting vegetation can request independent assessments from structural engineering institutions, though at their own expense.
Choosing between property protection and environmental preservation is not easy, and there are no simple answers for homeowners caught between rising insurance costs and the desire to maintain mature trees.