Subsidence, settlement and heave
Can the surveyor tell you a tree is protected, or only that it is close?
They can say a tree is close to the house and, if they know it, what that can mean for shrinkable clay. They cannot, unless they checked and said so, tell you it is in a conservation area or under a tree preservation order. That is a planning record. Felling a protected tree because a survey said “close” can be an offence. Ask the solicitor and the council before anyone cuts.
Last reviewed 24 October 2026. Written for buyers in England and Wales unless this answer says otherwise. No named surveyor has signed this page. It is general guidance, not a report on your house, and not legal advice.
What is the fuller explanation?
The Association of British Insurers explains that trees and clay are part of how subsidence happens. Proximity is a reason to look at cracks, not a reason to remove the tree the week you buy. Heave can follow removal on clay. The survey should not instruct felling.
If the report links a crack to a tree, the next step is someone who will say whether the crack is live and whether the tree is relevant. There is no RICS fee for a tree surgeon hidden in the survey. A surgeon’s quote is not planning consent.
What should you ask your surveyor?
- Are you saying the tree is a cause, or only that it is close?
- Did you check any protection? If not, please say so.
- Is the soil described as clay, or is that a guess?
What are the typical next steps?
- Do not fell or heavily prune before you know the tree’s legal status.
- If cracks are the worry, ask about monitoring rather than a chainsaw.
- Tell the solicitor about the tree if the report mentions it.
Costs vary with the building and with who you instruct. Where this page does not cite a published figure, ask the surveyor, a relevant specialist, or your solicitor for a written quote. Do not treat a forum average as the price.
Also asked about this
Is a stump proof the risk has gone?
No. Roots and clay can still be relevant, and heave is the risk after removal. A stump is not a clearance.
Does the survey include the neighbour’s tree?
They can see it from the garden. They cannot order the neighbour to cut it. That is a legal conversation, not a rating.