Have you noticed cracks appearing in your plasterwork and brickwork? Are your doors and windows sticking for no particular reason? Or have you got rippling wallpaper that isn’t caused by damp? David Potter, RICS (Royal Institution of Chartered Surveyors) Eastern regional spokesperson explains that you may have a problem with subsidence.

Subsidence usually happens when properties are built on clay soils and either the water table drops due to a long dry spell or water is sucked out of the soil by trees and bushes. As the clay contracts it pulls the foundations, triggering deflection, which may cause structural damage to buildings.

Subsidence can also take place when water leaks into soil from, for example, a broken drainpipe and washes soil away from the foundations. This type of subsidence mostly occurs in soils with a high sand or gravel content.

But if you think that subsidence may be rocking your foundations what is the next step?

It’s better to speak to a specialist sooner rather than later, and a RICS accredited chartered surveyor will be able to work out whether or not there is subsidence and the likely cause – and if diagnosis is not straightforward they may recommend you bring in a structural engineer to give a second opinion. You may also need specialist geological and drain surveys.

Establishing whether or not there is a problem can take some time although there is rarely any cause for real concern unless the cracks appear suddenly and are more than 3mm wide. Once cracks have been identified they may need to be monitored for as long as twelve months.

There are a number of options available to remedy the problem including underpinning the foundations to prevent further movement – which can be a lengthy, costly and disruptive process; removing trees – which although is a viable option, could in some instances make the problem worse; and simply repairing leaky pipes – which could be one of the least intrusive ways of remedying this particular type of subsidence.

No matter what, it is important to remember that subsidence can usually be rectified and can often be covered by insurance. Most insurers will aim to be as helpful as possible in dealing with any claim.

To find a chartered surveyor in your area call the RICS Contact Centre on 0870 333 1600 or visit www.rics.org/public