Buyer Guides
Coal mining risk and subsidence: what buyers need to check
Around 25% of UK properties sit within historic coalfield boundaries. The Coal Authority CON29M report, ordered by the conveyancer during conveyancing, tells the buyer what mining is documented under the property, whether it is shallow or deep, and whether any subsidence claims have been made. Coal mining risk is one of the most-checked but least-understood items on UK conveyancing.
Last updated: 6 May 2026. Editorially reviewed: 20 May 2026.
Tool shortcut
Check the property before you offer
Flood, subsidence, EPC, crime, schools, transport, broadband, tenure, age, listed status and price checks where data is available.
Run a free previewWhat CON29M tells you
The Coal Authority CON29M (often called 'mining search') reports on mining at and around the property. Standard items covered include: past, present and future deep mining; surface mining (open-cast); coal mining hazards (unstable shafts, fissures, gas); subsidence claim history at the property; and emergency calls to the property regarding coal mining.
The report is straightforward but the language is technical. A 'positive' return doesn't necessarily mean the property is at risk, it means mining is documented and warrants buyer awareness. Most positive returns are managed through indemnity insurance (£100–£500 one-off) or simply confirmed as historic and stable.
Where coal mining matters most
Historic coalfields cover most of: the North East (Northumberland, Durham, Tyne and Wear), South Yorkshire (Sheffield, Doncaster), West Yorkshire (Leeds, Bradford, Wakefield). The East Midlands (Nottingham, Derby, Mansfield, Chesterfield), the West Midlands (Stoke-on-Trent, Wolverhampton, Sandwell, Dudley, Walsall), parts of Lancashire and Greater Manchester, the South Wales coalfield, and parts of central Scotland.
Outside these regions, the Coal Authority CON29M is generally not required. The conveyancer makes the call.
Mining subsidence: how it shows up
Mining subsidence typically presents as cracking in walls (often diagonal or stepped), tilting of the floor or window frames, doors that stick, or visible settlement around the property. The pattern can be similar to clay shrink-swell subsidence, a structural engineer's report distinguishes the two by considering the property's mining history and ground response over time.
The Coal Authority operates the Coal Authority Subsidence Damage Notice scheme: where damage from coal mining is confirmed, the Coal Authority is responsible for remediation costs. Notices must be served within 6 years of the damage being noticed.
What lenders and insurers do with mining findings
Most mainstream UK lenders accept properties with historic mining at standard rates if the CON29M shows the mining is stable and any subsidence claims are settled. Lenders are more cautious where: shallow workings (within 30m of surface) are documented; recent unrepaired subsidence claims exist; or the property is a high-rise on land with multiple seam mining beneath.
Insurers typically include mining subsidence under standard subsidence cover. A property with a prior mining-subsidence claim may face higher premiums or specialist insurer placement.
What to ask before exchange
- Has the conveyancer ordered the Coal Authority CON29M, and what does it say?
- Are there any current or recent subsidence claims at the property?
- Has any structural engineer's report been commissioned in connection with mining?
- Is indemnity insurance recommended, and what does it cover?
Related decoder findings
Run the check on this address
A free preview pulls flood, subsidence, EPC, building age and listed status for any UK address in 15 seconds. The full report adds the remaining 7 checks.
Run the check
Check the property before you offer
Flood, subsidence, EPC, crime, schools, transport, broadband, tenure, age, listed status and price checks where data is available.
Run a free previewFrequently asked questions
Should I pull out if the CON29M comes back positive?
Almost never on a single positive item. Most historic mining is stable and managed via indemnity insurance. Pull out only if the engineer confirms active subsidence. The lender refuses, or the seller cannot provide settled-claim evidence.
Who pays for mining-subsidence repairs?
Where damage is confirmed as caused by coal mining, the Coal Authority is responsible under the Coal Mining Subsidence Act 1991. Notices must be served within 6 years of damage being noticed. Damage from non-coal mining (tin, salt, chalk, etc.) follows different rules.
Does coal mining risk affect resale?
Generally no for properties with stable historic mining and clean CON29M results. Properties with active subsidence claims, ongoing remediation, or shallow unrepaired workings can sit longer on the market and sell at a discount.
How long is a CON29M valid?
The report is a snapshot at the date of issue. Lenders typically accept reports up to 6 months old. For longer purchases, a refresh may be needed near exchange.
Editorial review
Editorial owner: BiteRight Ltd, operator of MyPropertyScan. We review buyer guides against UK public property datasets, RICS survey wording, lender requirements, and common buyer questions.
Pages are updated when source coverage, property-risk guidance, survey cost assumptions, or product checks materially change. Methodology and dataset limitations are explained on the MyPropertyScan methodology page.
Sources used
We use UK public and specialist sources where they are available. Public datasets can be incomplete, delayed, or missing for some addresses. Treat them as a starting point, not as a replacement for professional advice.
Source standard: preference goes to official government datasets, statutory bodies, professional standards, and primary dataset publishers. We cite the source family on the page and explain coverage limits rather than filling gaps with unsupported estimates.
General information only. Not legal, mortgage, insurance, or surveying advice. Always confirm with your own surveyor, broker, and conveyancer before making decisions. MyPropertyScan is operated by BiteRight Ltd.