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www.rhs.org.uk
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M
ost trees growing near buildings cause no damage. But in
some cases, subsidence and structural damage can be
linked to tree roots. Blocked drains and lifted paving may
also be a problem. Understanding the factors involved in tree damage
to buildings, including soil type and depth of foundations, will help
both tree and house owners determine what action to take and when
to get professional help.
Tree roots can grow far beyond the width of the canopy.
Quick facts
Most trees cause no damage
Tree roots spread up to three times the height of the tree
Modern buildings are seldom affected
Shrinkable clay soils are most at risk
Subsidence is worst in dry years
Drain damage
• Roots may enter and block drains. If the drain leaks, it can
lead to the formation of cavities where water flows into the
soil. Older drains with poor seals and rigid joints are most
susceptible
Physical damage
Tree legislation
A tree is the property and responsibility of the land owner, who may
be liable for any damage caused. Always check with the Local
Planning Authority whether a Tree Preservation Order is in place
before working on a tree.
Trees can cause concern for both tree owners and house owners. See
below for Frequently Asked Questions.
The book Tree Root Damage to Buildings by Biddle P.G (see Further
reading) contains a useful table of tree water uptake, listing trees
with the lowest demand (posing the least risk) to the highest demand
(posing the most risk). Low water demand trees include;
[broadleaved] Catalpa, Corylus, Liquidambar, Liriodendron, Magnolia,
Morus, Sambucus, [conifers] Abies, Araucaria, Ginkgo, Larix, Picea and
Pinus. High water demand trees include; [broadleaved]
Eucalyptus, Populus, Quercus, Salix, [conifers] Cupressus,
Chamaecyparis and x Cuprocyparis. Quercus (oak) accounts for the
highest number of subsidence cases in the UK. Other species generally
have an intermediate water demand.
Tree to damage distance will depend on the type and size of tree.
Indications of these distances for some tree species can be found in
the book Tree Roots and Buildings by Cutler, D F and Richardson (see
Further reading). As a general rule, for high water demand species,
expect soil drying influence to extend outwards from the tree to a
distance equivalent to the height of the tree. For intermediate and low
water demand species influence is unlikely to extend more than half
the tree’s height. But remember, other factors contribute to damage
occurring and most trees never cause problems for buildings.
Our tree has been identified as contributing to
subsidence in a neighbouring property. We would
prefer not to lose the tree. Will pruning be an
effective solution?
Tree owners are liable for full costs of repairs if a tree is found to be
‘materially contributing’ to that damage. It is no defence to claim the
following: the tree was there before the building; the foundations
were inadequate; the tree is more valuable than the building; or that
as tree owner you were not aware of the risk. Potential defences
include trees that have been subject to appropriate management; the
presence of clay soil was not reasonably foreseeable (i.e. not marked
on a geological survey map); or that there was no remedial action
available to prevent the damage such as in cases of heave on
persistent deficit soils).
I have just been notified that our tree is causing
damage. Can I ignore this? What do I need to do?
No. Trees that are covered by some sort of protection such as a TPO
can still be required to be felled if they are found to be damaging
buildings. However, application for work on such trees usually
requires appropriate monitoring and other investigations (see
question 'How is responsibility for subsidence determined?' under
Property owners FAQ below) and reports to be made available.
If the drains are sound (i.e. do not leak) then there should not be a
problem and no action is necessary. However, if the old drains leak,
this gives opportunity for roots to enter them and potentially cause
blockages. So, there are three options. One is to remove the trees but
this should only be considered as a last resort. The second is to line
the leaky drains with a resin-soaked liner which can prevent roots
getting in. The third, and most permanent solution, is to have the old
unsound drains replaced with new polypropylene drainage pipes
which resist damage from tree roots.
Firstly, tree roots are not strong enough to physically push buildings
around, so finding them close to houses isn’t necessarily a problem.
However, if you have also started to notice cracks in house walls
appearing, especially on the same side of the house as the tree roots,
it is a strong possibility the tree is a factor in causing the damage. See
questions below for what to do. Roots can be identified by specialist
firms using microscopic examination. However, this is not the most
reliable method for determining if a given tree is to blame; level
monitoring is much better.
Root identification: Please note, the RHS is not able to offer a root
identification service.
Seasonal deficit is where the soil dries each summer but re-wets
after rains each winter. The depth of drying and soil permeability are
critical, but in most cases soil drying is seasonal. In cases of seasonal
deficit, the best solution is to control the cause of the soil drying.
Having the tree felled will prevent further water uptake; having it
reduced or root-pruned will reduce the amplitude of movement.
Further reading
The following books and publications make useful reading;