Published by HouseCheckup

Buying guide: Property checks

How to Check Subsidence Risk Before Buying a UK Property (2026 Guide)

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Type the full address with its postcode to go straight to your report options. Try .

  • 65+ official sources
  • Emailed within 24 hours, usually faster
  • Sources and coverage gaps named
  • One-off payment, no subscription

What the report looks like inside

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Illustrative sample · fictional address · cut from the sample report as it prints

Quick answer

For subsidence risk, start with the relevant official source: BGS GeoSure data. Check its location resolution and coverage. HouseCheckup Complete at £24.99 can organise available screening findings, but unknown records remain unknown and a favourable result does not replace professional investigation.

Services compared

#ServicePriceEntry tierCoverageBest forLink
1PostcodeCheckFree area report; buyer report £3.99 one-offFree postcode-area report advertisedArea information; confirm paid address coverageFree area context and a lower-priced optional buyer reportVisit
2HomeBuyerCheckPremium £4.99; Premium+ £6.99 one-offFree initial checks advertisedConfirm the address and each dataset's coverageLower-priced consumer reports and advertised ownership/company contextVisit
3MyPropertyScan£9.99 one-off; free previewFree preview advertisedCheck address support and topic-specific methodologyA consumer report with a published methodology and PDF offerVisit
4HouseCheckupOur product£9.99 Lite / £24.99 CompleteFree topic checkers; address reports are paidCoverage varies by topic and UK nationOne property's available screening records reviewed by a personTry it
5Move iQ / Sprift consumer reportsKey Facts 1 £14.99; Key Facts 2 £19.99; Full Spencer £24.99Public sample and contents informationCheck the selected property and bundleA named property or property-and-local-information bundleVisit
6Official public sourcesFree online lookups where offered; official documents/searches may have feesYes, for the linked public information servicesChoose the appropriate national and topic-specific sourceAnswering one clear question directly at its sourceVisit

How this guide was prepared

HouseCheckup publishes this guide and sells one of the services discussed. Entries are ordered to explain different buying uses, not by an independently measured quality score. Prices and stated contents were checked against the linked public offers on 5 September 2026; we did not purchase every competing report or test its accuracy. Confirm the selected product, VAT, access limits and renewal terms before paying.

Detailed reviews

#1

PostcodeCheck

Free area report; buyer report £3.99 one-off

PostcodeCheck advertises a free area report and a £3.99 optional buyer report. The two products should not be treated as having identical detail, and we have not bought the paid output.

Pros

  • Free starting point
  • Buyer-report price below both HouseCheckup tiers

Cons

  • Area statistics are not a building assessment
  • Paid report quality not independently tested here
#2

HomeBuyerCheck

Premium £4.99; Premium+ £6.99 one-off

The public offer lists Premium at £4.99 and Premium+ at £6.99, with a £2 upgrade. It advertises ownership, company, tribunal and AI-assisted information. Those descriptions are not our independent validation of individual report findings.

Pros

  • Lower published entry price than HouseCheckup
  • Public tier descriptions

Cons

  • Paid output not tested by us
  • A company record is not a solvency or title opinion
#3

MyPropertyScan

£9.99 one-off; free preview

MyPropertyScan advertises a £9.99 full report with PDF. Its ground methodology describes BGS Engineering Geology at 1:1 million scale, a directional screen rather than a parcel-level GeoSure assessment or foundations inspection.

Pros

  • Published methodology
  • Free preview and a named one-off price

Cons

  • Broad-scale ground source has important resolution limits
  • Generated paid report not tested by us
#4

HouseCheckup

£9.99 Lite / £24.99 Complete

Available public records assembled for one property and reviewed by a person, with findings and coverage gaps emailed to the buyer. Sources and location resolution vary by topic and nation. This is screening, not a building inspection, formal valuation, legal opinion or official conveyancing search.

Pros

  • One-off purchase
  • Human review and an emailed report
  • Source-dependent findings and coverage gaps

Cons

  • No automated valuation or mortgage offer
  • No guaranteed result for every topic
  • Does not replace official searches or a survey
#5

Move iQ / Sprift consumer reports

Key Facts 1 £14.99; Key Facts 2 £19.99; Full Spencer £24.99

The Sprift-hosted consumer purchase page lists Key Facts Property at £14.99, Key Facts Property & Local at £19.99 and Full Spencer at £24.99. These are different bundles, separate from Sprift's professional platform.

Pros

  • Direct consumer purchase path
  • Three named report levels

Cons

  • Entry price is not the full bundle price
  • We have not independently tested the paid results
#6

Official public sources

Free online lookups where offered; official documents/searches may have fees

Use the relevant official flood service, EPC register, school inspection body or HM Land Registry transaction data for the question you have. Sources differ across the UK. Combining them yourself takes time and does not produce a survey or legal opinion.

Pros

  • Direct source and methodology
  • Useful free starting point

Cons

  • Different geographic coverage and location resolution
  • The buyer must interpret and reconcile separate records

Verdict

Use BGS GeoSure data as a starting point for subsidence risk, and confirm its geographic and location limits. A map category or absent record cannot clear the property. Commission any specialist assessment your surveyor or conveyancer recommends; a paid screening report is a separate optional source of context.

Go straight to the report

Review the report for your chosen home

Complete (£24.99) brings available source records, flags and questions into a human-checked report. Some sources describe a postcode or wider area; coverage and resolution are stated. Review the contents before paying, and take inspection and legal questions to your surveyor and conveyancer.

Type the full address with its postcode to go straight to your report options. Try .

£24.99 one-off · no subscription · Human-checked and emailed to you. See a sample report · Review report options and coverage

Cancel for a full refund at any time before your report is emailed. Terms

Sources

How HouseCheckup works

From search to full report in three simple steps.

  1. England, Wales & Scotland

    Search any address

    Enter an address in England, Wales and Scotland. Coverage varies by nation and source.

  2. Before you pay

    See the IQ Score

    See an initial area risk screen where enough data is available, with the checks and coverage behind the score.

  3. Emailed within 24 hours

    Get the full report

    Choose Lite (£9.99) or Complete (£24.99). The report is emailed to you within 24 hours, usually faster, with every source named and any check it could not run stated.

Frequently asked questions

What causes subsidence in UK property?
Six main mechanisms: clay shrink-swell (most common in London/South-East, where clay-rich soils expand when wet and contract when dry, particularly near tree roots); mining-related subsidence in former coalfields (Yorkshire, Northumberland, South Wales); soluble-rock dissolution (chalk, limestone, gypsum); compressible deposits (peat, soft alluvium); landslide-prone slopes; and running sand. BGS GeoSure maps each separately.
Will my mortgage lender refuse a property with subsidence history?
Depends. Past, fully-remediated and monitored subsidence is often acceptable; active or unresolved movement typically isn't. Lenders may require a specialist structural-engineer's report (£500–£1,500) before lending. A property with documented historic claims may also face insurance loadings or limited insurer panels. HouseCheckup reports available screening records and coverage gaps; it does not provide a legal opinion, inspection, investment model or guarantee that a risk is absent.
Are clay-soil London properties higher subsidence risk?
Yes, statistically: ABI claims data concentrates in the London/South-East clay belts. Particular risk where mature trees (especially oak, willow, poplar) sit within 10–15m of the property. HouseCheckup reports available screening records and coverage gaps; it does not provide a legal opinion, inspection, investment model or guarantee that a risk is absent.
How do Nottingham's sandstone caves affect subsidence risk?
Over 800 mapped caves underlie central Nottingham (mostly Sherwood Sandstone-cut). Most are stable, but some properties sit above unmapped voids or stress-fractured zones. HouseCheckup reports available screening records and coverage gaps; it does not provide a legal opinion, inspection, investment model or guarantee that a risk is absent. If flagged, a ground-survey is the formal follow-up.
Does subsidence insurance always pay out for repairs?
Generally yes for active, accepted claims, but only after the insurer's own loss-adjuster confirms the cause. Typical excesses are £1,000–£2,500 on subsidence claims (vs ~£100 on standard claims). HouseCheckup reports available screening records and coverage gaps; it does not provide a legal opinion, inspection, investment model or guarantee that a risk is absent.
What is included in a HouseCheckup report?
Available public records assembled for one property and reviewed by a person, with findings and coverage gaps emailed to the buyer. Sources and location resolution vary by topic and nation. This is screening, not a building inspection, formal valuation, legal opinion or official conveyancing search.
Do I need a paid report before offering?
Use free information first. A paid screening report is optional and useful only if it answers an information gap. It does not replace a survey or the official searches your conveyancer recommends.
Is this an independent ranking?
HouseCheckup publishes this guide and sells one of the services discussed. Entries are ordered to explain different buying uses, not by an independently measured quality score. Prices and stated contents were checked against the linked public offers on 5 September 2026; we did not purchase every competing report or test its accuracy. Confirm the selected product, VAT, access limits and renewal terms before paying.

Still have a question? We typically respond within 24 hours.

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At a glance

  • One-off

    No subscription

    Pay once for each report you buy.

  • Named

    Sources & coverage

    Every report names its sources and the checks it could not run.

  • GB

    England, Wales & Scotland

    Coverage varies by nation and source, and is stated.

  • £9.99

    Reports from

    Lite £9.99, Complete £24.99.