Manchester Homeowners: Why Your Subsidence Insurance Excess Is £1,000-£2,500 (And Rising)

You’ve discovered subsidence. Your insurance covers it. Then you see the excess: £1,500. Or £2,000. Sometimes £2,500.

Subsidence excesses in Greater Manchester are among the highest in the UK. Here’s why—and what it means for you.

Why Manchester excesses are high:
– Greater Manchester has above-average subsidence claims
– Clay soil across south Manchester (Chorlton, Didsbury, Stockport)
– Victorian housing stock with shallow foundations
– Mature trees throughout leafy suburbs
– Former industrial areas with ground instability
– Canal proximity in city centre areas

Insurers assess risk by postcode. M20, M21, M19 (Didsbury, Chorlton, Levenshulme) often carry higher excesses than other areas.

What high excesses mean:

For minor subsidence:
If repair costs £3,000 and your excess is £1,500, you pay half. Often cheaper to handle privately without claiming.

For major subsidence:
Underpinning costs £15,000-50,000. Your £1,500 excess is painful but proportionally small. This is where insurance proves its worth.

The claiming decision:
Claims stay on your record for 5+ years. Future premiums increase. Property becomes harder to sell or remortgage.

For crack repairs under £3,000-5,000, consider paying yourself. For structural work exceeding £10,000, claim makes sense despite excess and future complications.

Shopping around:
Some insurers specialise in high-risk properties. Excess might be £1,000 versus £2,500 elsewhere. Annual comparison saves hundreds.

Areas with highest excesses:
Properties near canals (Castlefield, Ancoats), leafy south Manchester suburbs (Didsbury, Chorlton), areas with former mine workings (parts of Salford, Worsley).

Mitigation helps:
Evidence of good maintenance—cleared gutters, managed trees, monitored cracks—can influence underwriting decisions.

High excesses aren’t punishment. They’re risk pricing. Understanding your specific risks helps you decide when to claim and when to self-fund.

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