All too often you hear advice saying that you should fix all of the faults in your house before selling it. Surely this is the best way of generating interest to maximise your final selling price?

Perhaps if money is no issue you may want to go ahead and carry out all repairs. But for a lot of homeowners finding the money to make costly repairs before selling is simply not an option.

The bottom line is that you should think carefully about carrying out any repairs before selling your house. This is because not all repairs are absolutely essential or will detract from prospective buyers viewing and offering on your property. Instead, we recommend you follow one simple rule. That is to only undertake repairs that will increase your potential sale price beyond what the same work cost.

The aims of our guide

In our latest guide, we look through the types of repairs and improvements sellers typically make in their homes before selling. We start with cosmetic improvements and then move onto more serious items looking at when it makes sense to fix things and when it doesn’t.

Finally, we look at how you could avoid having to carry out repairs and simply sell your house ‘as is’.

01 | What Not to fix when selling a house

First, let’s take a look at the 15 items within a house that you may consider not essential.

1. Minor cosmetic imperfections

• Small paint chips or scuffs that are easily fixable by the new homeowner.
• Minor scratches on hardwood floors or countertops.

2. Older kitchen appliances

• If your appliances are functional but outdated, buyers may prefer to replace them with newer models based on their preferences.

3. Non-critical plumbing leaks

• Minor leaks that don’t cause significant damage and can be easily fixed by the new owner.

4. Worn carpeting

• If your carpets are worn but not extensively damaged, some buyers may prefer to choose their own flooring.

5. Aging roof with limited issues

• If your roof has a few years left in it and doesn’t have major leaks, buyers may factor the cost of future replacement into their offer.

6. Overly customized features

• Unique features or renovations that might appeal to a specific taste but could be costly to change.

7. Outdated kitchen cabinets

• If your kitchen cabinets are in good condition, but their style is outdated, it may be best to leave these alone. Buyers often prefer to remodel the kitchen themselves.

8. Landscaping overhaul

• Extensive landscaping changes may not provide a significant return on investment unless your garden is a major detractor.

9. Single-glazed windows

• While energy-efficent upgrades are desirable, replacing all of your windows may not be cost-effective unless there are major issues.

10. Dated bathroom fixtures

• If your bathroom fixtures are functional, minor updates like new taps and accessories might suffice.

11. Missing or outdated features

• Features like a lack of garage or an outdated fireplace may not warrant costly improvements.

12. Lack of Smart Home features

• While smart home features are desirable by some, the abscence of these may not be a deal-breaker for many buyers.

13. Outdated lighting fixtures

• Unless the fixtures are in poor condition, minor updates may suffice, as buyers often personalilse lighting.

14. Cosmetic landscaping issues

• Minor issues like uneven lawns or small garden problems that don’t significantly affect the property’s overall appeal.

15. Outdated electrical systems

• If the electrical systemis functional and meets safety standards, a complete upgrade may not be necessary.

02 | What about major works?

If an issue is likely to show up on the survey, a major renovation or repair can be worthwhile.

Examples where this is the case include plumbing or gas problems, a leaking roof, rising damp, or an insect infestation. Buyers find these issues extremely off-putting and solving them before going on the market can be critical to ensuring an easy sale. You don’t want to get off on the wrong foot.

03 | What you Should fix before selling a house

There are some items that cannot be ignored when selling a house. These are the things that will really stand out in any reasonable survey carried out by a mortgage lender on behalf of a buyer. They can also help add value to your home before selling.

04 | Do I need to conduct structural work before selling?

Instead of wondering what not to fix when selling a house, the most important things homeowners look to repair when selling are major structural issues.

These are serious faults which could affect the integrity of the property, and include problems like:

• Roofing issues (slipped, missing or broken tiles)
• Structural cracks
• Subsidence (property sinking)
• Heave (property lifting)
• And bowing (bulging in/out) walls.

Problems like this are often covered by a building insurance policy. If this is the case for you, you should make use of your policy and complete the repairs. You should make sure you do this before marketing your home, as a building site is not attractive to potential buyers.

Since you must disclose any known structural issues in the standard conveyancing document T6 Property Information Form, and they will be picked up by any surveyor worth their salt, repairing these is often a necessity.

If your issue is not covered by an insurance policy, your decision on whether to make repairs becomes more complicated. In such instances, it can often be more economical to reduce your selling price to account for the issue instead. This will save you the hassle of serious building work, and can even work out in your favour financially, especially if attempted repairs reveal further hidden issues. Not to mention the amount of time you will save too meaning you can put your house up for sale quicker.

Remember, if you don’t misrepresent its state, selling a house in poor condition is not illegal. By disclosing a structural issue and accepting a lower price, you can pass on the hassle of any major repairs to your buyer.

05 | Do you have to declare any problems with your house when selling?

In a word – yes. Home sellers marketing a property are legally obligated to reveal anything they know which might impact a buyer’s willingness to buy it. If you fail to disclose anything which might have prevented the buyer from purchasing the property, they can take you to court later for damages.

In addition, when selling a house, most buyers expect a T6 property information form, an Energy Performance Certificate (EPC) and, in most circumstances, an EICR.

When filling in your T6 property information form, you must disclose any known issues with your property, and to get an EICR or EPC your property must be inspected by a qualified electrician or energy assessor, who will complete this to the best of their ability.

In addition, the vast majority of buyers will have an independent survey conducted before making their final offer. If this catches a serious issue you have not disclosed, it could paint you in a bad light, and dramatically reduce the chances of them buying your property for the price you are asking for.

06 | How can I create curb appeal?

While, for the most part, you shouldn’t go over the top in repairs to sell a house, there is one area which is an exception to this.

The public-facing exterior of your house needs to look great. This is the first part of the house any potential buyer will see. Their first impression, known in the industry as its ‘curb appeal’, is critical when selling your property according to UK magazine, House Beautiful.

You should ensure your front garden is tidy, with a mowed lawn and shrubs and hedges under control. Clear away any children’s toys, lawnmowers, bikes, or projects, and pressure wash concrete and brick surfaces like paths, patios, and driveways to ensure they look their best.

It is also critical that your roof and front-facing windows look like they are in acceptable condition. You should replace any missing tiles and patch up any cracks or rot in your window frames and trim, making sure to give them a lick of paint.

A few hours of work on improving the kerb appeal of your property can pay off dramatically. A damaged window frame or piece of trimming is one of the first problems a viewer is most likely to notice, and it could immediately colour their impression of your entire property. While replacing a whole wooden window is rarely worthwhile, it is amazing what a skilled professional can achieve with filler and paint.

Finally, you should repaint your front door. A bright nicely painted front door sticks in the mind and can improve the overall aesthetics of practically any property.

07 | How to sell your house ‘as is’

Sometimes, when a house is in truly terrible condition, it can be worth not doing anything to it at all.

If serious, expensive work would be required to bring your property up to modern standards, you can sometimes make a greater gain by simply selling your house quickly ‘as is’. While redeveloping property has proved very profitable in the past, this was in a very different housing market, and now it can make a lot more sense to sell a house as a project or ‘doer upper’.

While the number of professionals redeveloping tired properties has dropped, many individuals and families are still looking for houses they can fix up. By selling a property at a specialist estate agent or auction house aiming for this kind of buyer, you can cash in on a buyer’s desire to make their mark on a property.

Finally, some tired properties are in such desirable locations that some potential buyers will simply pay more for a plot and planning permission than for the home itself. When this is the case, comparatively high prices can still be achieved, as the majority of buyers interested will be thinking of building their dream home.

08 | Conclusion

Figuring out what not to fix when selling a house can be a lot of hard work.

Thankfully, taking a lighter hand with repairs can often be a more practical approach, and surprisingly lead to you making a quicker sale.

While critical electrical, heating, and plumbing work should be carried out before a property goes on the market, if items in a house mostly work, these should be mostly left as is. Structural issues should either be dealt with using building insurance or disclosed, with the price reduced to account for these.

Minor repairs and aesthetic touch-ups are important, but not as critical as you may think. Expensive home-staging can be a rip-off, with the clinical nature of staged houses being off-putting for some buyers.

Major refurbishments, like installing new kitchens and bathrooms, are often unnecessary. Buyers, often like making these decisions themselves choosing their own fittings and décor to suit.

While most repairs and refurbishment are less important than you would expect, curb appeal, or your house’s first impression is still vital. By ensuring the front of your house and garden is neat, with well painted, clean windows and trim, mowed lawns, and no missing tiles on the roof, you can colour the rest of the viewing positively.

Has this article been helpful? Let us know by leaving a short comment below.

09 | Frequently asked questions

Here we list the most common questions we are asked. Simply click on a question for the answer.

2026 Renovation FAQs

Repairs, Surveys & Cash Sales

Strategic Selling Decisions

For many, owning a home is about more than just having a place to call your own. It can also be an investment that can potentially offer financial security as you grow older. This is because house values grow over time as a result of house price inflation driven by consumer demand.

But how can you access the equity that may have grown in your property as you get older?

Homeowners in the UK who are over the age of 55 do not have to sell their home to access their equity. Instead, this can be harnessed through a process called Equity Release.

Equity release is a blanket term which covers a couple of different financial products. These are essentially long-term loans taken out against the value of a home whilst remaining in it, in exchange for either a lump sum or regular cash payment from the provider.

In this blog, we explain how equity release works, the different types of equity release products available to UK consumers, their benefits, and the risks and dangers they can pose.

01 | How does Equity Release work?

Specifically designed for homeowners who are aged 55 or over, equity release is a financial product that allows you to ‘release’ or ‘unlock’ the value or ‘equity’ tied up in your property. This involves establishing the potential amount to be released through a property valuation and legal work.

In practical terms, equity release transforms the value of your home into a cash lump sum, a regular income, or a combination of both, without requiring you to move out. The reason behind choosing equity release varies. It can serve as supplemental income during retirement, fund significant expenses, or even to help your family financially.

If a property is co-owned, such as by a married couple, the age of the youngest owner must be above the age limit for the equity release scheme in question.

02 | What are the different types of Equity Release?

Equity release schemes can primarily be broken down into two categories: Lifetime Mortgages and Home Reversion Plans.

Each of these works in a slightly different way and has its own distinct benefits and downsides.

03 | What is a Lifetime Mortgage?

A lifetime mortgage is a loan secured against a property, which doesn’t require regular repayments, and instead is paid back by selling the property when the homeowner passes away or moves into permanent residential care.

This type of scheme is normally available for people aged 55 and upwards. The interest rate on the loan can be either fixed or variable.

Generally, lifetime mortgages come with something called a “no-negative equity guarantee”. This guarantee means your debt will never be allowed to exceed the market value of the home it is secured against.

04 | How does Home Reversion work?

Home reversion is another form of equity release scheme, albeit one which is less common than a lifetime mortgage.

This type of scheme is generally available to homeowners aged 65 and over. With a home reversion plan, you sell part or all of your home to a home reversion provider in exchange for a lump sum or regular payments.

Despite selling all or part of your home, you retain the right to live in your property, rent-free, for the rest of your life. This right remains intact regardless of how much of your home you’ve sold, subject to the terms and conditions of your equity release agreement. The amount you receive from the provider is typically below market value since the provider cannot sell the house until you pass away or move into permanent care.

Home reversion plans can be a viable option for those who do not wish to leave a property as an inheritance or who only want to ring-fence a portion of their property’s value for inheritance purposes.

05 | What are the benefits of releasing equity from Your home?

The main reason you may wish to use an equity release product is to ensure access to a lump sum of cash. You may decide to do this rather than selling your property in a hurry to access money tied up in it.

This can be important for a variety of different reasons for different people, with uses ranging from funding living expenses and supporting family members and friends in emergencies or difficulties, to providing the cash for a more extravagant lifestyle. In effect to enjoy later life.

A core benefit of all equity release products is the guarantee you can stay in your property until you pass away or need to move into residential care. This security gives equity release products a huge advantage over conventional mortgages.

Additionally, a less frequently highlighted benefit is the portability of equity release products. This means that even after releasing equity, you retain the option to sell your current property and relocate, thus providing another layer of flexibility and control over your living arrangements.

Understanding the risks and disadvantages associated with equity release products

Equity release products do come with a number of disadvantages.

Firstly, by their very nature, equity release products are loans and as such accumulate interest, which can build up significantly. This could potentially lead to a scenario where, when the loan is finally repaid, there is little or nothing left to pass on to heirs to inherit.

However, most equity release products incorporate a crucial safeguard known as a no-negative equity guarantee. This prevents the accrued debt from ever exceeding the value of your property, protecting you from significant financial risk. It’s important to note that unscrupulous providers might not include this guarantee, putting you in potential financial jeopardy.

For assurance, look for providers who adhere to the Equity Release Council’s product standards. Registered providers are required to include a no-negative equity guarantee in all their equity release products. By ensuring your chosen provider is a member of the Equity Release Council you can effectively mitigate one of the key risks associated with equity release schemes.

There are also other downsides to equity release.

By increasing your assets, you can make yourself ineligible for some state benefits, and while many equity release providers will allow you to move home, they will place limitations on the types of property you can buy.

Finally, equity release can be extremely difficult and expensive to escape from. In addition to having to raise the funds to pay back your loan, you may also need to pay a large repayment fee if you decide to back out of the scheme.

06 | How should you release your capital?

Most equity release schemes allow you to choose how you receive the capital you are freeing up.

Some people choose a one-time payment, which they may then invest in a savings account, while others pick a regular monthly income.

There is also a third, more flexible option, the drawdown mortgage.  A drawdown mortgage allows you to access your money in a flexible manner by taking an initial lump sum, and then leaving the rest of your funds in a reserve account facility that you can draw from as needed.

The way in which you choose to do this can be one of the more important financial decisions you will make.

In the following section, we look at the benefits and downsides to each method.

Single Lump Sum: Benefits

Opting for a single lump sum means you receive the entire loan amount all at once.

This approach can be highly beneficial if you have immediate and large expenses such as repaying an existing mortgage, performing extensive home renovations, or clearing other significant debts.

Moreover, a lump sum can provide the means for substantial investments to secure a decent income, or for assisting family members financially on a larger scale.

Single Lump Sum: Downsides

The key downside of a lump sum is that interest begins to accrue on the total loan immediately, and this can compound quickly if it isn’t managed. While you will not be charged this directly, it can quickly reduce the value of your estate dramatically.

While the lump sum doesn’t directly affect your tax bracket, as the money received from equity release is tax-free, by investing the money and generating income from it, you could potentially increase your income enough to affect your tax position.

Furthermore, receiving a lump sum could affect your eligibility for means-tested benefits, including Universal Credit and Child Benefit.

Regular Income: Benefits

Some equity release schemes offer the option to receive an income made up of regular payments.

This option essentially turns your property into a sort of pension, providing you with a steady stream of income that can be a great way to supplement your retirement.

Regular Income: Downsides

Often this method ends up providing a lower overall cash amount compared to a lump-sum release.

In addition, similarly to a lump sum, receiving regular income could also potentially affect your tax position if this income is invested and generates returns. It may also impact your eligibility for means-tested benefits if it pushes you over a relevant income threshold.

Drawdown Lifetime Mortgage: Benefits

A drawdown lifetime mortgage offers you greater flexibility than the previous two options.

You can take a smaller initial amount and then draw further funds as and when you need them.

The primary advantage here is that interest is only charged on the funds you’ve withdrawn, not on the total amount that is available to you. This can substantially reduce the total interest you end up owing.

Typically, drawdown mortgages are only available with lifetime mortgages, and not as part of a home reversion scheme.

Drawdown Lifetime Mortgage: Downsides

Drawdown lifetime mortgages typically have a few downsides compared to a lump sum, or a regular income.

Firstly, if you immediately need a large sum of cash, this product is unlikely to be ideal for you. Typically you are limited to smaller initial lump sums than if you were taking out a lump sum mortgage.

In addition to this, drawdown plans are more complex than other forms of equity release, and it is important to ensure you are clear on the schemes terms before you take such a loan out.

In summary

Equity release can be a great way to leverage the value tied up in your home in the later stages of life.

However, it’s essential to carefully consider the advantages and downsides of the different types and methods of equity release.

Given the long-term impact and potential complexities, professional advice is not only recommended but is mandatory under regulations from the Financial Conduct Authority in the UK. As with all big financial decisions be sure to consult with a financial adviser to ensure you’re making the best decision for your financial future.

Has this article been helpful? Let us know by leaving a short comment below.

When browsing for houses or flats, you might come across terms such as ‘no onward chain’, ‘no upward chain’ or ‘chain free’. If these phrases seem confusing initially, fear not.

While this terminology may seem complicated at first, it is pretty simple. If a property is part of a property chain or an ‘onward chain’, this means the seller is dependent on finding another property to buy before they can sell it.

In contrast to this, a property with ‘no onward chain’ is free from this requirement. The sale of such a property is not contingent on the seller’s need to find a new home first.

In this blog, we explore the mechanisms of property chains, the reasons why a property may or may not be part of an onward chain, and the pros and cons of buying a property within an onward chain. Additionally, we’ll discuss the potential pitfalls that can occur during chain-free purchases.

01 | What is a property chain?

A property chain is a series of linked housing transactions that are dependent on each other for house sales to complete.

These occur because, usually, when selling a house, you will need the equity sitting in your current property in order to purchase your next property. Property chains are widespread in the UK, often stemming from homeowners using proceeds from their existing home sale to finance their new property. Most property transactions rely on at least a small chain.

At the bottom of each chain is a property which is being sold without the intent of immediately using the funds to buy another property. This property is the one with no onward chain and will typically be a first-time buyer – but not always. This could also be a buy to let landlord or an inherited property sale where the sellers are not looking to fund another purchase.

02| How do property chains work?

Imagine you’re a first-time homebuyer or maybe someone who’s looking to purchase a second home —let’s call you Alex. You come across a perfect house and agree to buy it from its current owner, Barry. At this point, you, as the chain-free buyer, initiate the creation of a property chain.

Here’s where it becomes interesting. Barry, who’s selling his house to you, is also on the hunt for a new property. Until he identifies a suitable one, he can’t complete the sale of his house to you. His need to secure his next home before selling the current one can delay your purchase.

Suppose Barry finds a property he likes, which is owned by Cath. While this seems like a step towards solving the issue, it introduces a new complication. Cath, who is now a part of this chain, also needs to find her next home before she can sell her current one to Barry.

This chaining process could, in theory, extend infinitely. However, thanks to chain-free properties—homes sold by individuals who aren’t seeking another property, such as estate sales, new builds, or buy-to-let landlords—the chain eventually comes to an end.

In reality, property chains typically involve between three to ten parties (although they can be longer). The chain starts with a chain-free buyer (like Alex) and ends with a chain-free seller.

After each participant has found a buyer for their current home and a new property to move into, the chain is complete. At this point, an agreement to exchange contracts is made. This significant step is usually coordinated to occur on a single day, with all parties’ legal representatives verifying the confirmation of exchange up and down the chain.

During this contract exchange, a formal completion day is set. From here, every participant can proceed to move, much like a line of hermit crabs each scuttling into their new shells. The property chain can be intricate and sometimes slow, but understanding its workings is crucial in navigating property transactions.

03 | What are the benefits of a property having no onward chain?

A property with no onward chain offers a whole host of benefits to potential buyers.

Among these is the potential speed it can give to a transaction. This is because the property’s owner does not need to find a second property before they can sell, and therefore, as a buyer, you are only limited in speed by your own ability to secure funds and have your conveyancer and surveyor quickly check out the property.

A second advantage to buying a property with no onward chain is an increased certainty the transaction will succeed. This is for a couple of reasons.

Firstly, the faster speed of a transaction involving a property with no onward chain reduces the chances of you being gazumped, that is having another buyer offer a higher price prior to the exchange of contract. Second, the lack of an onward or upward chain means that you are not vulnerable to having the chain collapse above you, potentially halting or ruining your transaction.

This increased certainty of success leads to the third major advantage offered by chain free property that is, less stress. With fewer parties involved, there are fewer variables and potential problems to consider, offering significant peace of mind when buying a property.

04 | Should I sell with no onward chain?

If it is at all possible yes!

You can sell a property with no onward chain by moving out of it into rented accommodation or in with family for a few months.

Selling with no onward chain can make your house sell substantially faster and can in some cases be worthwhile despite the uncertainties of renting for a short while.

Once you have sold your property you will be in the envious position of having a large lump sum. This can make getting a mortgage and buying a future house a lot easier.

05 | Why might a property have no onward chain?

There are a bunch of reasons a property can have no onward chain— typically, the estate agent will inform you of the particular reason a certain property is being sold chain free in the property information pack.

Reasons for a property being sold chain free can include:

Inheritance

When people inherit a property, a lot of the time it is left empty.

Often these properties are in probate and must be sold in order to execute the deceased’s will. The executor will not be using the equity to buy another property and will instead send it on to the people or organisations who are due it.

While the heirs of the property’s owner may use the money gained from the property sale to fund a property purchase, this must wait until the probate process is complete and any due funds are deposited with them.

This means inherited properties are often sold without an onward chain.

Tenants

Sometimes, landlords decide to sell their buy to let property with tenants still in place. This can be a good idea as professional landlords often look to buy properties with tenants in place as investments.

This is especially common with strong tenants who have kept a property in good order and always paid their rent on time. Often in these situations landlords would rather sell with tenants in place and not serve notices for possession.

Regular Property Investment

Property investors regularly sell properties with no onward chain. An example of this would be a home buying company that specialises in helping homeowners sell property faster than a traditional estate agent can.

This is because they usually have enough available capital to work on multiple investment properties at the same time and are not dependent on a sale completing in order for their next purchase to take place.

This may not always be the case however, as smaller developers may be looking to make their next investment using the money from your purchase.

Repossession sales

When a mortgage lender repossesses a property, they are legally obligated to sell it on the open market. This is done by marketing via estate agents and auction houses.

As the money will go towards clearing the loan debt and other liabilities, the mortgage lender is obviously not going to be purchasing another property with the proceeds.

This means all houses sold by mortgage lenders following repossession have no onward chain.

Part-exchange sales

Often, new-build developers offer something called a part exchange scheme. These schemes involve the developers buying one of their customer’s properties as part of the deal to sell them a new build.

After the developers successfully use this technique to convince people to buy a new build from them, they are left with their customers old properties. These will have no onward chain as the developer is simply going to put any funds that they earn from this back into their company balance sheet.

Auction Sales

Houses sold at auction always function as if they have no onward chain, regardless of whether the seller is buying another property or not.

This is because the buyer has a legal obligation to buy the property within an agreed timeline and will do so regardless of whether the seller finds another property or not.

The seller will receive their payment and can pay for their next property whenever is convenient for the relevant chain.

06 | Do chain-free properties have any downsides?

There is one core downside to buying a chain free property— its increased desirability will make competition for it much stiffer.

This can result in people who are selling chain-free property negotiating hard, and only taking the best offers that come along, as they have enough interest in their property that they can afford to turn down anything else.

Note that this is not always the case however, and some chain-free sellers are looking to sell their properties as quickly as possible. These sellers may accept a less-than-perfect price but will want a buyer who can move fast— potentially even a cash buyer.

07 | What can stop the sale of a property with no onward chain?

Just because you are buying a house or flat without an onward chain this does not mean your sale is completely secure.

There are still lots of reasons a property sale can collapse, even if it not dependent on another ongoing sale.

For example, either party can become frustrated and give up if they do not receive the necessary information or a house sale is paused for no apparent reason. This is sometimes down to delays caused by another parties’ conveyancer, or the other party not being forthcoming with information.

Alternatively, the buyer’s mortgage could be declined, which would render them unable to purchase the property, or the survey or one of the searches, could reveal something seriously wrong with the property that results in the buyer pulling out.

Finally, even if the property you are buying has no onward chain, you could still experience chain issues. For example, potentially your buyer’s buyer pulls out, and suddenly the mortgage becomes unaffordable, or a conveyancer even further down the line forgets an important document, messing the whole process up and causing enormous delays.

In order to completely avoid chain issues, you would need to be a chain free buyer purchasing a property with no onward chain.

In Summary

Property chains are collections of linked property transactions dependent on each other in order to proceed to completion.

A property having no onward chain means its seller is not using the equity from their sale to immediately buy another property.

Chain free properties offer a number of distinct advantages for a buyer. These include a potentially quicker, more certain purchase which offers great peace of mind.

However, while buying a chain free property reduces your vulnerability to the transaction falling through, it does not render it indestructible.

It is worth trying to sell your house without an onward chain if possible, Marketing your property with ‘no onward chain’ could generate additional interest, potentially securing yourself a faster sale or improved selling price.

Has this article been helpful? Let us know by leaving a short comment below.

A building survey is an expert inspection of a structure with the aim of identifying its overall condition.

These surveys can find a range of issues with property, ranging from minor niggles to significant structural faults. Ultimately, they highlight important defects and any work which needs to be carried out.

In this blog, we explain when you need a building survey, who carries them out, what the different types of surveys are, how much they cost, and why you would purchase them.

01 | When do I need a building survey?

As a home buyer you would typically organise and pay for a building survey during the conveyancing process. This means after your offer is accepted and before the exchange of contracts.

This is done so buyers can avoid unexpected surprises from their new purchase. If a survey finds a fault with a property before the exchange, the buyer can then aim to re-negotiate the eventual sale price with the seller.

While mortgage lenders typically carry out a ‘basic valuation report’, this is not the same as a building survey. The valuation report’s primary use is to establish how much a property is worth to check this is in line with a proposed sale price. Prudent homebuyers would normally order their own independent survey before completing on the purchase of a property so as to be on the safe side.

02 | What might a building survey find?

Unfortunately, a building survey could find a good number of problems that have developed within a house over time.

These range from structural issues including:

• Subsidence
• Heave
• Roofing fittings
• Damp

To lesser issues such as:

• Windows & doors
• Electrical safety issues
• Plumbing issues

Note that the surveyor will not conduct a full test of the services within a property but will provide their assessment of their safety by looking at them.

03 | Who carries out building surveys?

Property surveys are conducted by a professional chartered surveyor, who will visit the property, carry out an inspection, and prepare a report on what they find.

You should check that your surveyor is a member of either the Royal Institute of Chartered Surveyors (RICS) or the Residential Property Surveyors Association (RPSA).

04 | What are the different types of building survey?

There are a variety of different building surveys available today. Each of these is aimed at a property under certain circumstances and offers a different level of investigation.

RICS current three-level Home Survey system has been in use since 2021. While they are now known as the Home Surveys Level 1, 2 and 3, in the past these reports were called the ‘Condition Report’, the ‘Homebuyer Report’, and the ‘Building Survey’ respectively.

05 | RICS Home Survey Level 1

The RICS Home Survey Level 1 is the most basic and affordable survey.

This involves a visual inspection of the property by a chartered surveyor who will produce a report. This indicates the condition of different parts of the structure and any potential risks the building may pose.

Each element of the property will be given a condition rating from 1 – 3. However, no invasive investigation will be carried out, and the surveyor can only suggest potential issues where access is blocked.

This survey is suitable for newer homes (ten years old or less) built from standard materials and in good condition.

How much can building survey ‘Home Survey Level 1’ cost?
This can cost between £300 – £900 and will typically take around an hour to complete.

06 | RICS Home Survey Level 2

RICS Home Survey Level 2 is a more comprehensive product, which includes everything in a Level 1 survey, as well as some extras.

Importantly, when conducting a level 2 survey, the surveyor will enter the attic and cellar to assess potential issues that may not be visible during a Level 1 survey. The surveyors report will also provide recommendations for further investigation, estimated costs for required repairs, and suggestions for ongoing maintenance which are not included in a Level 1 survey.

Surveyors also offer a version of the Home Survey Level 2 with an attached property valuation service that provides market value and reinstatement cost for insurance purposes.

How much can building survey ‘Home Survey Level 2’ cost?
This survey is suitable for conventional properties in good condition, can cost between £400 – £1000 and will typically take the surveyor about two to three hours.

07 | RICS Home Survey Level 3

RICS Home Survey Level 3, also known as the full structural survey, is the most thorough type of survey on offer.

It is a good idea to arrange this type of survey if you are investigating an older home, an unusual construction, a home in poor condition or a listed building.

This survey includes a detailed visual inspection and aims to establish how the house was built and what materials were used. It involves looking behind walls, between floors, and above ceilings, obtaining a detailed understanding of the structure of the building.

The Level 3 survey identifies potential problems posed by hidden defects and provides a comprehensive report outlining these defects, their consequences, repair options, and timelines and estimates for required repairs.

How much can building survey ‘Home Survey Level 3’ cost?
This survey typically costs between £630 – £1500, or more if the property is particularly large or in poor condition. A Level 3 survey can take as long as a day to complete due to it’s complexity.

08 | RPSA Surveys

RICS are not the only accredited body of surveyors in the UK. Another organisation, RPSA also offer similar home surveys.

The two RPSA products particularly worth considering are the RPSA Home Condition Survey, which is equivalent to a RICS level 2 Home Survey, and the RPSA Building Survey, which is equivalent to a Level 3 Home Survey.

RSPA Home Condition Surveys typically cost £400 – £900, while Building Surveys cost from £650 – £1,500, depending on the property in question.

In Summary

Obtaining a building survey can be highly beneficial when purchasing a new property or assessing the condition of an older one.

When buying property, surveys can help you avoid footing the bill for repairs to pre-existing issues and enable you to stay ahead of maintenance, saving you money in the long run.

Professional surveyors from either RICS or RPSA conduct home surveys by non-invasively examining the property to identify any construction issues and preparing a report accordingly.

RICS home surveys are available in three types: Level 1, suitable for newer properties in good condition; Level 2, suitable for most conventional properties; and Level 3, recommended for older and listed buildings.

RPSA surveys are available in two levels: the Home Condition Survey (equivalent to RICS Level 2) and the Building Survey (equivalent to RICS Level 3).

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When looking for a new home to buy or rent, you may come across properties described as a ‘maisonette’.

Halfway between a house and a flat, the word ‘maisonette’ literally translates from French as ‘little house’. Maisonette has a variety of technical meanings depending on where you are in the world. For example, in England and Wales, a maisonette is defined primarily by its private street access, while in Scotland multiple floors are more relevant for the term to apply.

In this article, we explore the various definitions of maisonettes around the world. We then examine the unique advantages and disadvantages of these properties in comparison to conventional houses and flats. Finally, we look at important issues that may affect maisonette owners. These include considering purchasing the freehold, understanding maintenance responsibilities and considering expansion options.

01 | Maisonette meaning – what is it?

In England and Wales, a maisonette is a type of residential dwelling that typically occupies two or more floors within a larger building and has a private entrance from the street. However, in Scotland, a maisonette refers specifically to a duplex or two-story flat within a larger building.

Unlike in the rest of the UK, Scottish maisonettes do not typically have their own street entrance and instead share an entrance with other flats in the building. “Maisonette” is a broad term in much of the rest of Europe and can include things like small chalets and holiday houses.

In the United States, the term is not commonly used. When it is, it typically refers to a small, self-contained apartment within a larger building. Often, Americans refer to the properties that the English would call maisonettes as duplexes.

02 | Maisonette vs Flat

As stated above, one of the main differences between a maisonette vs a flat is the way they are accessed. A maisonette has its own private entrance from the street, while a flat is accessed via a shared internal corridor or stairwell. This distinction is significant, as maisonettes have lower maintenance costs due to the absence of communal areas.

Unlike flats, which are often built in blocks, maisonettes are usually part of a larger property that has been subdivided. This means that they often have a more unique design. Additionally, maisonettes are usually more spacious than flats and are more likely to offer shared or private outdoor space. This can be a real bonus if space is important to you.

Another advantage of maisonettes over flats is that they tend to be quieter. This is because they often have fewer neighbours as well as people passing by.

03 | Maisonette vs House

Maisonettes and houses differ in several ways and offer different advantages.

One advantage of maisonettes is that they are often more affordable than houses, even on a per-square-foot basis. In fact, many are comparable in size to two-bedroom bungalows but cost substantially less to buy. Maisonettes in major cities such as London are often located above retail shops, bars or restaurants. Due to their position next to another home or business, they tend to be warm, cosy, and relatively inexpensive to heat. Finally, they often have a smaller frontage than houses and a single entrance, making them less attractive targets for burglars.

However, compared to detached houses, maisonettes have some drawbacks worth considering. Maisonettes typically only have access to shared gardens, while private houses usually have their own outdoor spaces. Parking can also be an issue for some maisonette owners, especially those without garages or driveways. Urban residential streets can be difficult to find parking on and expensive from an insurance perspective.

Another potential disadvantage is that many maisonettes have multiple floors, making them unsuitable for people with mobility issues. In these cases, permission from the freeholder may be necessary for additional accessibility features to be installed. A ground floor flat or bungalow may be a better option than a maisonette for those with limited mobility.

04 | Should I buy my maisonette’s freehold?

Maisonettes in the UK are often sold as leasehold property.

This means the buyer owns the property for a fixed period of time, as set out in a lease agreement with the freeholder or landlord. This lease can last for decades or centuries, but eventually, the ownership of the property will revert back to the freeholder.

During the lease period, the leaseholder may have to pay certain fees to the freeholder, such as ground rent and maintenance fees. They may also have restrictions on what they can do with the maisonette. This could include not being allowed to make structural changes without the freeholder’s permission.

Freehold ownership means that the buyer owns both the property and the land it sits on outright and indefinitely. This means that they have complete control over the property and the land it sits on and are responsible for all maintenance and upkeep.

Leaseholders in the UK have a statutory right to extend their leases or purchase the freehold to their property.

Often people who own a maisonette can collaborate with their neighbours to buy the freehold for their properties from the freeholder. Each neighbour typically buys a share in the freehold to the land, rather than buying their own section.

Buying the freehold to a maisonette can substantially increase how much the property is worth, reduce costs, and gain more control over it. Generally, homeowners do this with the help of a professional conveyancer.

05 | Who is responsible for maintenance?

The responsibilities for maintaining a maisonette differ based on whether you are a leaseholder or freeholder. If you are a leaseholder, you are typically responsible for the interior of your home, while the freeholder or their management company is responsible for the exterior of the building and shared spaces. This includes repairing the roof, maintaining communal gardens, and ensuring staircases and any lifts are clean and safe to use. The freeholder will usually charge a maintenance fee to cover these costs and these can be substantial and rise over time.

If you own your maisonette as a freeholder, your maintenance responsibilities will depend on which part of the building you own. Owners of ground floor sections typically pay for upkeep and maintenance of the foundations. And owners of upper sections are usually responsible for the roof and guttering. In short, owners are responsible for their own section of the structure of the building.

If exterior work needs to be completed, all owners must contribute to cover the cost of their part of the building. This can lead to disagreements when neighbours have different aesthetic standards since all parties must agree to the work at the same time. Meaby & Co Solicitors have produced a handy guide to repair obligations under maisonette leases.

06 | Can I extend my maisonette?

Extending a maisonette can be much more challenging than extending a traditional house, even if you own the freehold. Unlike houses, maisonettes do not benefit from permitted development rights. This means any significant modifications require planning permission and are more likely to be rejected.

However, some homeowners still manage to gain planning permission for extensions. If you own a ground floor maisonette, a traditional side or rear extension may be feasible, while those on upper floors can consider loft extensions and dormers.

Nonetheless, it is important to consider the potential difficulties and expenses of obtaining planning permission before pursuing any plans to extend. Before embarking on any applications to extend a maisonette you should consult a professional architect or planning consultant to ensure that any proposed changes are both feasible and have a good chance of success.

In Summary

Owning a maisonette has both benefits and drawbacks. While they tend to offer more space, privacy and better energy efficiency than a traditional flat they can have onerous leases leading to restrictions preventing any plans to extend. Maisonettes are often found above shops, bars and restaurants in cities which can lead to some noise during busy hours.

When looking at this type of property for sale you should think carefully before deciding to proceed. This will help to ensure a property fits in with your plans for both your current and future lifestyle.

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A gas safety certificate is a document issued by a gas engineer to indicate a property’s gas installation and appliances are safe.

These certificates, also known as gas safety records, are issued when repair, improvement works or safety inspections are carried out by registered Gas Safe engineers.

While they can prove very useful for owner occupiers, gas safety certificates are vital for landlords to comply with UK housing law. They are also required during conveyancing when buying or selling a property.

01 | Why do I need a gas safety certificate?

Gas installations and their associated appliances can be dangerous if badly maintained.

Faulty gas appliances and infrastructure can lead to leaks, fires, and even explosions in extreme cases.

However, perhaps the scariest danger posed by something most homeowners are not aware of is Carbon Monoxide. This non-irritating and odourless gas is invisible, scentless and as such can be mistaken for illnesses. However, in large quantities, Carbon Monoxide can be lethal.

A recent gas safe certificate shows the correct safety checks have been carried out on a property’s gas appliances and installation, helping to ensure the worst does not happen. For this reason, a gas safety engineer will check for clean burning of gas across all gas appliances.

02 | What does a gas safety record look like?

A gas safety certificate is a carbon copy set of three colour coded sheets with a yellow ‘Gas Safe’ triangle showing in the top right corner. Each sheet is handed to a specific party relating to the day to day management of a property. The top (white sheet) is for the owner/landlord of the property. While the second (yellow sheet) is for any managing agent that is appointed and the last (pink sheet) is for the tenant to retain.

The certificate contains places to enter:

• the property’s address
• the landlord’s name & address
• the gas engineer’s name, address and Gas Safe Registered number
• a description and location for each appliance and flue checked
• the date on which the gas safety test was carried out
• any further actions taken or required to render the gas installation or appliances safe

You can see an example of a gas safety certificate here.

03 | Are gas safety records mandatory for landlords?

Yes!

Every landlord in the UK must have a gas safety certificate for any property with gas installations and appliances. The gas safety test must be carried on an annual basis. If as a landlord, you fail to do so, you are not only liable for an unlimited fine but can also be punished with six months imprisonment.

If you use a managing agent or sublet part of a building, you will need to ensure you know who is responsible for arranging the gas safety check. While sometimes managing agents do take responsibility, this is not always the case, and you should double-check who is in charge of gas safety when you hire them. Contrary to popular belief, having a managing agent in place does not absolve you of your responsibilities as a landlord. You are still legally obliged to ensure you hold a valid gas safety certificate as the owner of the property.

04 | Should owner-occupiers keep gas safety records?

Yes!

While it is not mandatory for an owner-occupier to hold an annual gas safety certificate, these can prove very useful when it comes to selling your property.

The TA6 property information form, which you fill in when you start your property sale, asks for a gas safety certificate. If you can provide this, you can accelerate the conveyancing process as additional checks will not be necessary as part of the survey.

This can also encourage potential buyers when you come to sell your home as it can help demonstrate that you take good care of it.

05 | What does a gas safety check consist of?

Gas safety checks can be divided into installation and appliance checks.

The appliances check deals with things like cookers, boilers, and fireplaces, while the installation check focuses on the infrastructure delivering the gas.

The gas installation safety check consists of testing:

• All accessible gas pipework being securely fastened
• All pipework tested for gas leaks. This if often called the gas tightness test.

The following should be carried out by a Gas Safe engineer during an appliance safety check:

• Checking the appliance is suitable for the room, Since 1998, most gas appliances have not been allowed in bedrooms.
• Checking the operating pressure and heat input of the appliance to ensure it is working to the manufacturer’s specifications.
• Ensuring that any flue or chimney used to remove gas fumes is connected properly and is not blocked.
• Checking the air supply is adequate and consistent as gas cannot burn safely without it.
• Ensuring all pipework bringing gas to the appliance is correctly fitted and intact.
• Finally, ensuring gas is burning cleanly and the appliance is properly set up.

If an appliance fails one of the checks, it will be condemned. The engineer will terminate the appliance form the gas supply and record this. They will then explain why this is the case and place a notice on the appliance to say it can no longer be used.

You must not use a condemned appliance as it can pose a substantial risk to your health and the health of others in a property.

If your engineer tells you your appliance has been emitting carbon monoxide, you should go straight to hospital for a general health check.

While this is a precautionary action, and you may have not been substantially affected, carbon monoxide poisoning is dangerous.

06 | What is the cost for a gas safety certificate?

Gas safety checks cost between £60 – £120.

This price range is typical for properties with one hob, gas fire, and boiler. If your home has more appliances than this, expect to be charged an additional £10 for each additional item.

In addition, the location of your home somewhat impacts prices. For example, gas checks for properties in London are likely to be more expensive than those in the rest of the country due to higher overheads.

07 | What if my tenant does not let the gas safe engineer in?

The contract you made with your tenant when you let your property to them will normally allow you access to conduct maintenance.

You should give your tenant as much notice as you can when you decide to carry out the annual gas safety check. We recommend you give them at least 48 hours’ notice and then follow this up with a polite reminder the night before your gas engineer is due to visit. If your tenant objects, you should inform them the gas safety check is required by law, is for their own safety, and let them choose an alternative date.

08 | Do I need a new gas safe certificate if I get a new tenant?

No, but it can be a good idea.

Before you re-let a property you should ensure all its gas appliances and installations are safe, and that it has an up-to-date gas safety record.

If the old tenant kept it in good condition, and the time it spent empty is short, your previous report should be sufficient.

However, if the property has laid empty for a long time, or an appliance could have been tampered with, it is advisable to get an engineer to conduct another assessment.

In addition, when a tenant takes an appliance with them, you should ensure it has been safely disconnected before new tenants move into the property.

If an appliance is left behind by a tenant and you leave it connected to the property after they leave, you will need to include it in a new gas safety record before you let the property once again.

Summary

A gas safety certificate is a document granted to a property owner after they have a gas safety engineer check both their gas installation and appliances.

These checks should be done annually, and typically cost between £60 – £120.

If you are a landlord, carrying out these checks is mandatory, and failure to do so without a very good reason could result in an unlimited fine or even imprisonment.

While gas safety checks are not mandatory for an owner-occupier, having one done annually is still a good idea. This is because it will help to ensure your property and family’s safety and will make your house more appealing to any potential buyers should you decide to sell.

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An electrical safety certificate is a document issued to show a property’s electrical installation is safe to use. Once a property is deemed electrically safe the certificate will be issued and this will be valid for 5 years from the date of the original test.

This certificate is issued by a qualified electrician after they carry out a full test and inspection of a property’s electrical system.

You may have also heard of these being referred to as electrical safety checks or landlord safety certificate. However, the correct title for the document is ‘Electrical Installation Condition Report’ (EICR).

01 | Why do I need an Electrical Safety Certificate?

Electricity, while essential to everyday life, can be very dangerous if the infrastructure providing it is poorly maintained.

More than 10% of all UK house fires today are caused by electrical faults. Another chilling statistic tells us that on average 30 people die from household electric shocks each year. Another 4,000 will sustain an injury relating to electrical issues. And so, making sure a property is electrically safe should be a top priority for all homeowners.

An EICR can help to ensure any faults which may affect your property are found and resolved to reduce these risks.

If you selling your property you will be asked to provide a copy of the electrical safety certificate as part of the legal process of selling your home to a new buyer.

02 | What does an Electrical Safety Check involve?

An electrical safety check inspects all the fixed electrical installations in a home. In simple terms, this means everything electrical that is permanently attached to the property.

This includes:

• Light fittings and associated switches
• Plug sockets (including shaving sockets)
• All wiring, both internal and external
• The main consumer unit (fuse box) and any Residual Current Devices (RCDs) attached
• Permanently connected electrical equipment (solar panels, shower pumps, storage heaters etc.)

The electrician will consider the age, condition, and suitability of all aspects of your electrical installation when deciding what is and is not safe. While older installations do not need to adhere to the latest edition of the wiring regulations, they do need to be deemed safe.

Non-fixed electrics are not covered by an electrical safety check. In order to ensure these are safe, you will need an electrician to conduct portable appliance tests on them. This is often termed a PAT test. But this is not required as part of selling a home.

03 | What does an Electrical Safety Check show?

An electrical safety check tests for a number of potential issues with a property.

When conducting the safety inspection, the electrician will check the permanent electrical installations for any potential safety risks and identify anything which could be potentially hazardous.

If an electrician finds a fault with the property’s electrical system, they will note it down alongside a classification code. These run from one to three and indicate how hazardous the fault is.

A Code One (C1) fault means there is a danger present that poses a risk of injury. An electrical inspector must make a C1 hazard safe before leaving the property. This will often involve disconnecting the faulting part of the electrical installation, rendering it ‘dead’ until it can be repaired. Any such faults will mean that your property will receive an ‘Unsatisfactory’ mark. This means that until such time as these faults have been rectified your property will be deemed ‘unsafe’ from an electrical standpoint.

A Code Two (C2) fault means something is potentially dangerous. It can be marked with FI, indicating the potential fault requires further investigation. If you are a landlord this type of code necessitates rectification within 28 days.

A Code Three (C3) means an improvement is recommended but is not required. Typically, this code is given to aspects of the electrical installation that, while not posing a substantial danger, could be potentially made safer. It is often used when part of the installation does not match the latest edition of the Wiring Regulations.

If any of the above faults are found during the electrical safety check your electrician will note these on the initial report.

Your electrician will then follow up with an estimate of costs of repair in order that you can have the remedial works carried out. Once these are completed your electrician will then issue a ‘Satisfactory’ certificate.

04 | Do I need a new Electrical Safety Test after remedial works?

No.

If an electrical safety test is deemed ‘unsatisfactory’ initially, you will not need to have a full test once again.

The electrical installation certificate will be issued by the electrician once any necessary remedial works have been carried out.

05 | Who can issue an Electrical Safety Certificate?

An electrical safety certificate can only be issued by a “qualified and competent” registered electrician.

In order to be considered qualified and competent, the inspecting electrician must have two years relevant experience. This experience must be the direct result of carrying out EICR tests. The electrician must also hold qualifications covering the latest edition of the Wiring Regulations.

You can find a competent electrician by using the Electrical Competent Person Scheme. This has a register of regularly assessed qualified electricians.

Electricians can be registered with a number of bodies, including NICEIC and NAPIT. If you would like further information about a particular electrician, checking out online reviews can be a good idea.

06 | What does an Electrical Safety Test cost?

These ill vary. Fees typically range between £120 – £200 and will depend on the number of electrical circuits in your property.

Larger properties will be significantly more expen0sive, as there is more electrical equipment to check. Similarly, older properties can be more expensive, given the inherent complexity of dealing with older electrical systems.

07 | Why do I need an Electrical Safety Check if I am selling my home?

When selling a property, you should try to ensure that it has a valid electrical safety certificate. While this is not a legal requirement for selling a property, the document will give potential buyers peace of mind that the property you are selling is electrically safe. This will mean that any buyer will not need to worry over the electrical condition of your property. This can mean you do not have to worry when they have their property survey carried out as you are able to prove your electrics are safe.

08 | Why do I need an EICR if I’m a landlord?

On top of being just a sensible idea to protect your tenants’ lives and possessions, landlords are actually obligated to obtain a valid EICR every five years.

This law has applied to all new tenancies since May 2020, and since April 2021, has applied to all rental properties in England and Wales. Landlords of properties in Scotland have been required to have an EICR since 2016.

If you fail to provide a valid certificate, you could be fined up to £30,000. On top of this, tenants often leave reviews of landlords online, at sites such as ratemylandlord.org.uk. If you find yourself getting a reputation for not caring about your tenant’s safety, this could seriously damage your chances of letting out your property again.

Landlords of Houses in Multiple Occupation (HIMO’s) must also hold a valid electrical certificate as a strict requirement of any HMO licence being granted by a local authority. This will also be vital when it comes to selling an HIMO property with any new buyer requiring this.

Summary

Electrical safety checks are carried out to discover if a property is electrically safe. These consist of an electrician assessing a property’s electrical installation and marking down any potential dangers.

These dangers are given codes, to signify how great a hazard they represent. Code one dangers need to be made safe immediately, while code two’s must be repaired within 28 days.

Landlords are obligated by law to have an EICR conducted every five years and rectify any dangerous faults they find. If they fail to do this, they can be subject to a £30,000 fine.

Owner-occupiers have no such obligation. Nonetheless, having an electrical safety test carried out regularly will help to ensure your property and family’s safety.

In addition, having a valid electrical safety certificate can be highly beneficial to be able to show a potential buyer. This will reassure them the electrical installation in the property is safe and mean that you can avoid having to get into any negotiations over unnecessary electrical works.

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If you have ever wondered what a property chain is, it is a series of housing transactions which are dependent on one another.

Typically, a property chain begins with a person who is buying a property but is not selling one. This is usually a first-time buyer. However, they could also be a landlord acquiring a buy-to-let property or a someone buying a second home.

The chain will end with someone selling a house but not buying. A good example of this is a retiree moving in with family or a landlord liquidating their property assets.

In between, there will be a variable number of people who are both buying and selling a property, often referred to as links.

01 | How does a property chain form?

Typically, when someone is buying a house in the UK, they will be selling their previous house in order to part-pay for their new property.

This allows them to buy a more expensive house than they would be able to if they used a mortgage alone. By freeing up the capital in their old property they will be able to put down a much larger deposit.

The problem with this is that these buyers are dependent on the sale of their old property for their new transaction to proceed.

If you are in this situation, your property transaction almost certainly requires three parties: The person you are selling your old house to, you, and the person you are buying your new house from.

Given that most people buying property in the UK are also selling property, chains will often have more members than our hypothetical example here.

02 | How do property chains work?

For a property chain to proceed all the parties involved must complete all the vital steps to buy and sell their properties as required.

If a buyer or a seller does not complete an essential step in time this could hold up the entire property transaction for everyone.
As your sale or purchase forms part of a property chain, there will typically be a period when the chain is incomplete. This means that one or more parties in the chain have not found a buyer, or a property yet, and are still marketing and searching.

You can use this time to get ahead on the conveyancing process, organise searches and prepare your property’s documents.

After all the parties have found a buyer and a new property, the chain is ready to proceed.

The last parties to join the chain should hurry to complete their conveyancing paperwork, as everyone else will want to exchange contracts and arrive at completion as soon as possible.

It is best to organise exchanging contracts as soon as everyone has completed all their conveyancing and any negotiations. This might require a little communication.

03 | How does the exchange work when in a chain?

When all parties are ready, the legal step of contracts being exchanged can begin.

The first party, who is buying but not selling, will have their conveyancer contact the next legal conveyancer in the chain, confirm they have a signed contract of sale, and then send the deposit over.

They will give this company a release time, by which they must confirm the exchange. The second legal company will then contact their client’s seller’s conveyancing firm, check the contract of sale, and then send on the deposit.

This continues until the conveyancer at the top of the chain is reached, after which they will communicate confirmation back down the chain.

This must reach the first conveyancing company by the release time, otherwise, the exchange process must be restarted on the next working day.

It is usual for the deposit from the first property to be used to pay for the next, and so on. While additions may be necessary, depending on the prices of the further properties in the chain, it is common for the initial deposit to make up most of the deposit for all parties.

04 | How does completion work when in a property chain?

Prior to the exchange of contracts, all parties in the chain will agree on a completion day.

It is best practice to have this date written into everyone’s contracts of sale, as it ensures everyone will be ready to complete the transaction on the same day.

Being ready for completion day is extremely important as this is when buyers pay the full balance for their property and take possession of them.

When in a chain, completion day will start with the first buyer transferring their funds to their seller’s conveyancer, who will send over the necessary documents and authorise the release of the keys.

Once this sale has completed, the second conveyancer in the chain transfers the funds for their client’s house purchase to their seller and completes the purchase.

This process will proceed until all the separate property transactions are complete, and the final party has sold their property.

Typically, a transaction needs to complete by 5.30 pm. If it does not, the process will continue on the next working day.

05 | How long is the typical property chain?

Nobody knows!

The number of properties in a chain can vary hugely, ranging from three properties to more than ten, but no official statistics have ever been collated.

Expert testimony across the industry indicates that chains of four or five properties might be the most common, but there is no hard evidence to back this up.

What people are certain about though is that a longer chain will take longer to complete and has more risk of house chain collapse.

06 | What are the problems with property chains?

Property chains move at the speed of the slowest involved party. This means that if anyone in the chain suffers problems it brings the whole thing grinding to a stop.

Note that in addition to the parties actually buying and selling properties, the chain also includes input from estate agents, conveyancers, mortgage lenders and surveyors. This quickly adds up to dozens of people being involved in the transaction.

If one party does not sign something on time, misses an important message or does anything else to slow down the progress of the transaction, the whole chain can be delayed.

Even worse, if a party fails to secure finance, or decides not to proceed with the transaction, it can send the whole thing tumbling towards collapse.

07 | How to keep a property chain moving?

There are a bunch of things you can do to help keep a property chain moving and reduce the chances of a house chain collapsing.

While this is theoretically the job of estate agents and conveyancers, there is a lot every link in the chain can do to help.
Communication is key. Talk regularly with the people in your chain and try to build a relationship with them. If you encounter something that you think could slow down your transaction be honest about it. Tell everyone as soon as possible so they can adjust their plans.

One of the other things you should talk about is timeframes. Everyone should know about any preferred exchange dates so they can all work towards the same date.

You should try your best to ensure that you have an experienced conveyancer and advise others in the chain if you think theirs might be causing unnecessary delays. A skilled conveyancing solicitor will provide the best service and will help to ensure that the chain runs as smoothly as possible.

It is also a good idea to ensure you are efficient. Filing out all the forms and returning all the documents on time is important to make things run on time. You should check in with your conveyancers regularly to ensure you do not miss anything.

Finally, if you can rent or move in with family you can essentially split the chain in two. If you can sell your house a few weeks or months before you buy your next property, it means you can essentially become the cash buyer at the start of the chain and means fewer people need to coordinate with each other.

08 | What can cause a house chain to collapse?

House chain collapse is a serious worry when selling property. More than a third of all property transactions in the UK fail.

There are five main reasons a property chain can collapse:

1. A buyer could have a financial problem, and not be able to secure enough money from a mortgage lender
2. One of the parties decides they no longer want to proceed and pulls out of the transaction
3. Problems are found in a search or survey, and the buyer no longer wishes to proceed
4. Re-negotiations, surrounding the searches and survey or just in general, fail
5. Unforeseen circumstances impact the chain. This can range from somebody within the chain becoming seriously ill to a house fire to a world-wide health scare such as the recent Coronavirus pandemic

09 | How can you stop a property chain from collapsing?

If something does go wrong, and you find your chain falling apart there are a few things you can do to attempt to save your transaction.

This might involve compromising and convincing the other parties to do the same.

For example, if a mortgage offer is not as great as expected, you could find an offer being dropped. When this is the case, the vendor has to choose if they accept the offer or break the chain.

Alternatively, if the person selling you a property backs out, it can make sense to rent somewhere for a short time and continue selling your own house to your buyer.

If you are a person of means, you have another option too. If a house below yours in the chain is struggling to sell, you could buy this too and resell it later, or operate it as a buy-to-let. This will cost you a substantial amount of money but could ensure you can sell your house and can buy the property you are wanting to.

Finally, if your buyer does drop out at the very last minute you could turn to a cash house buying company. These businesses will not pay full price for your house, but you can still get a surprising amount of money, often around 75-85% of your property’s asking price.

10 | How to avoid property chains?

Given the dangers that property chains pose and the difficulty of dealing with them, it can often be best to simply avoid them.

There are several methods you can use to minimize your exposure to chains.

First, you can screen the properties you are looking at and the buyers you are considering. By choosing a chain free buyer and looking for a property with no onward chain you can reduce the length of the chain to three, minimising any potential problems.

Second, you could consider moving out yourself and selling your property before you buy. This will make you a chain-free buyer yourself, which is a status you can use to your advantage when making an offer as you will appeal to most vendors.

A third option is looking at new build properties. These have no onward chains, for obvious reasons, and the developer may even offer a part exchange, buying your old property to speed up the process. Note that developers do not always offer the best deals as they want to be sure they do not make a loss on the re-sale of your part-exchanged property.

Summary

A property chain is formed when multiple property transactions are dependent on each other to proceed.
These chains can consist of a seller who is not buying, a buyer who is not selling, and a bunch of links who are both buying and selling.

Buying and selling a property as part of a chain can be painfully slow because in order to proceed past a step, everyone needs to have everything required ready to go at the same time. Coordination is key to ensuring a chain succeeds.

In addition, house chains can collapse. If something goes wrong above or below you in the chain your transaction can fall apart, at no fault of your own. While there are many ways to try and prevent this, they can all come at a cost. This could mean renting a property for a short while or selling your house for a smaller sum than you expected.

If you can sell or buy a property without being part of a chain, this can be a great way of reducing the overall stress of property chains. Not being part of a chain can speed up your transaction dramatically and substantially increase its chances of success.

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An EPC, or energy performance certificate, is a document which indicates the energy efficiency of a house, flat, or bungalow.

EPCs are drawn up by an accredited domestic energy assessor according to something called a Standard Assessment Procedure.

This rates properties between A (very efficient) and G (very inefficient).

EPCs were introduced by the UK Government in 2007 with the aim of letting prospective buyers and renters compare how costly properties they are considering are to run.

Some people argue that the way EPCs are currently implemented is problematic.

01 | When do I need an EPC?

If you are considering marketing a property for sale or to rent, you will need an energy performance certificate. No ifs, or buts, this is a legal requirement.

This is the case whether you are renting a property out, leasing it, or selling it.

Once issued and visible on the EPC register, an EPC remains valid for ten years, provided no changes are made to the property’s overall energy efficiency. If you want to sell your property in that time you will not need a new EPC, providing there have not been any changes.

If you need to check if your property has a valid EPC, there is a tool for this on the Government’s website.

02 | How do I get an EPC?

EPCs can only be produced by accredited domestic energy assessors.

They will collect data on the dimensions, construction, and any heating appliance. The assessor then enters this information into an approved software model to calculate the energy consumption and environmental impact of the property.

You can find a qualified domestic energy assessor using this tool on the Government’s website.

Getting a new EPC created will typically cost you between £60-120, depending on the property’s size, age and location.

03 | What is contained in an Energy Performance Certificate?

The first section of page one of the certificate lists the property’s current energy costs, broken down into heat, light and hot water. It also provides a figure for the potential savings you could make if you implemented all the recommended measures.

These estimated energy costs do not include appliances, so in reality any given property’s energy bills will be quite a bit higher than the EPC states.

The second section shows the property’s current A to G EPC rating and its reasonable maximum potential rating. This can often be a lot higher than its actual rating. Some EPCs may also have a chart showing the property’s environmental impact in terms of CO2 production, in addition to its energy use.

The second page shows how efficiently the individual elements of the property perform. Each item on this list of elements is rated from one to five stars. This includes the walls, roof, floors, windows, heating, heating controls, hot water system and lighting system. Solid brick balls with no insulation will score a one, while thick cavity insulated walls will score a five. This page also features an estimate of your property’s heat demand in KW/y, (kilowatts per year) and how much various potential insulation methods could help you save energy.

The next thing contained in the EPC are recommendations about how a property could be made more energy efficient. These measures often include things like double glazing, internal or external wall insulation, suspended floor insulation, hot water cylinder insulation and changes to the lighting and heating systems, and solar panels. The EPC certificate shows each upgrade in order of impact, suggests how much it will cost and what the property’s rating will be afterwards.

Finally, an EPC will include details about the assessment itself. This includes the name, contact details and accreditation number of the assessor and the date of the assessment. Conveyancing solicitors may check these details as they go through the legal procedure of buying or selling a property.

04 | What do EPCs mean for landlords?

While energy efficiency is important for all homeowners, energy performance certificate ratings hold particular importance for landlords.

On April 1, 2018, legislation came into force requiring all new tenancies to meet minimum energy efficiency standards. In 2020 this was extended to apply to all pre-existing tenancies too.

This new legislation made it illegal to rent out a property with an EPC rating below E and put a potential £5000 fine in place for anyone caught doing so.

Exemptions are available. However, these require the landlord to spend £3,500 on the energy efficiency improvements recommended in the property’s EPC, or to get three quailed installers to agree that no improvements can be made for less than this cost. These exceptions only last for five years, and then they must be reviewed.

05 | What are the problems with EPCs?

A couple of concerns have been raised over the years regarding EPCs.

Lots of people, including the Telegraph, have called out the way they are calculated as “not fit for purpose”. They have said EPCs prioritise financial efficiency over environmental impact. Of particular concern was a now fixed legacy problem.

In 2007, heating a home using gas was deemed much more environmentally friendly than using electricity. Due to the advent of widespread renewable energy and heat pump technology, this changed in the mid-2010s.

Another concern people raise about EPCs is that different assessors give very similar properties different results.

A report carried out by Hamptons Estate Agents found that flats in the same block, or houses in the same street often had very different EPC scores. Given the similar construction of houses in a terrace, or flats in a block, this divergence shows the system is probably not as accurate as intended and so the rating received by any property is only an approximation.

06 | Are any more changes coming to Energy Performance Certificates?

Yes!

After a consultation in 2020, the UK Government proposed plans to increase the minimum EPC rating for privately rented property’s from E to C.

It is expected that the amount you would need to spend on energy efficiency improvements in order to secure an exemption would increase from £3,500 to £10,000, and the exemption will still only last five years.

Finally, the potential fine for failing to maintain a C grade EPC or an exemption could increase from £5,000 to £30,000.

It is currently thought that this will apply to newly let rentals from 2025, and to existing lets from 2028.

These changes mean that many landlords will be expected to pay the full £10,000 they expect it to cost to bring the average UK property up to a C standard. This would hit owners of older property’s even harder.

Given that many landlords own property’s pre-dating the Second World War, which could be almost impossible to bring up to a C standard, there is substantial worry over proposed EPC changes.

Summary

Energy performance certificates were introduced in 2007 with the goal of letting potential buyers and renters know the energy performance characteristics of a property. Having a valid EPC is now a legal requirement for anyone marketing a property.

Once produced, an EPC is valid for 10 years and is held on the EPC register for anyone to view.

EPC ratings are hugely important for landlords. This is because the ranking system derived from EPCs is used to determine whether a property is legal to rent.

Currently, properties which have an EPC rating below E cannot be rented out in the UK without an exemption. Gaining such an exemption would typically require you to spend £3,500 improving the energy efficiency of your property.

The UK Government has announced plans to increase the minimum energy efficiency rating from E to C, and the minimum spend required to secure an exemption from £3,500 to £10,000. Given the age of the UK’s property stock, many landlords think fear these changes will be disastrously expensive and could force them to sell.

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