Advice Flat Living Property


technology maintenance insurance


AT hoMEIn yoUR bloCk


Lowriseblocks aremost at risk fromsubsidence


a stitch in time...


Identifyingapotential problem at an earlystage canavoid an expensivebilllater.Here aresomesimplethingsthat leaseholders or blockmanagers can do to minimise the risk


PrOPertY


crackingdown onsubsidence


Could subsidence be a problemfor your block?


rIchardayton-robInson explains what to look out for and howto lower your risks


Insurers are speculatIng that wemaysee an increase in subsidence claims this autumn after oneofthe driest summersinyears.A combinationofhot weatherand dryground means that properties aremorelikelytosuffer movement,especiallywhere homesare built on soilsthatare susceptibletoshrinkage. Allbuildingssuffermovement over the


yearsasaresultofbedding down,thermal and moisture changes within construction materialsand ageing.Thisoften resultsin cracks in theinternalorexternalsurfaces.It normallyhas no structural significance and can be dealt with by normalmaintenance. Somebuildings are at greater risk of subsidence than others,but thereare simplemeasures that you can take to minimise or avoid the risk. Mediumandhighriseblockspresent


thelowest risk as theirconstructionwill incorporateasteel or concrete frameand the foundationsare likelytobedesignedand engineered to suit thesiteconditions.Low rise blocks of up to five floorsare morelikely to be builtoftraditionalmethodsand with traditionalfoundations.These buildingsare at greatest risk fromsubsidence particularly in thoseparts of thecountry such as London and theSouth Eastwhere thesubsoil is clay.


Flat Living Autumn2011 Complexgeotechnicalfailuressuchas


landslip,mining, andlossofsupport,due to excavationsorretainingwallfailuresare thankfully rare.Themost common cause of subsidence is treesgrowing tooclose to buildingsinclaysubsoils, or leakingdrains. Both theseproblemscan be avoidedby


developing amaintenance programmewhich includesperiodicinspection andcleaning of drains andtreemanagement. Of course notall treeswillbewithinthe ownershipof thefreeholdand gainingthe cooperationof neighbours canbeproblematic.Manytrees will also be protected by preservationorders. However,managing thevegetationnearthe building andwithinthe boundary of theblock will reduce theriskconsiderably. If youare in doubtastothe causeofdamage,


instruct acompetent surveyor or structural engineer as soon as possible.Ifsubsidenceis suspected, letyourinsurer know straight away and they will investigate.●


richard ayton-robinson ProductDevelopment Director CunninghamLindsey


CunninghamLindsey’sSpecialistSubsidence Teamcan be contacted on 01473 716123 or e-mail sst-hub@cl-uk.com


nInspecttheoutsideofthebuilding annually,payingparticular attention to any cracksin thebrickwork or rendering. Takephotographsto provide areferencepoint if repairs arenot deemednecessaryatthetime.Where thesubsoil isknowntobeclay, the best timetodoaninspectionis during September. nPrepareasketchofthe principal trees and vegetation and note their height and distance fromthe building. Use this as a reference point for vegetationmanagement. nMake a visual inspection of the drains around thebuildingbyliftingmanhole covers andensurethe drainsare free running.Payparticular attentionto gulleys and the base of soil stacks, where these are adjacent to the building, to ensure they are not cracked and leaking. nEncourage tenantstopromptlynotify thebuildingmanagerorRMCof anynew cracks inwall and ceiling surfaces. nDeal promptly with leaking overflows. nWherewater supplies aremetered, promptly investigate any abnormal consumptionwhich might indicate an undergroundleak. nWhereworks such as replacement windowsare planned,make a detailed inspection prior to theworks to record any external cracks.Movement in brick lintels, following theworks,mayappear to be a subsidence problem. nInspectfollowing thereplacement or laying of undergroundservicesnearthe building.


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cunninghamlindsey is a leading provider of claimsmanagement servicestothe insurancemarket. The company’s expertise is deployed 24 hours a day, 365 days a year across a wide range of disciplines, from riskmanagementtothe handling of subsidence claim portfolios, aswell as technical loss adjusting.


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Jargon Buster


subsIdenceThe gradualcavinginor


sinking of an area of land; to sink to aloweror normal level.


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