Home Buying and Selling Reform Hub

There is no definitive timeframe from UK Government for when the proposed reforms to home buying and selling will be introduced.

Government is reviewing feedback from its recent consultations on improving the home buying and selling process, including proposals around material information in property listings, which closed at the end of December 2025. It is also not clear how many of the proposed reforms will be subject to further consultation or primary legislation.

RICS has been clear with government that, particularly in relation to reforms to upfront information, a minimum 24-month implementation period will be essential. This should allow sufficient time for capacity to be built, standards to be developed, and clear guidance to be put in place.

RICS has offered to support government with further research to better understand industry capacity and resourcing, and continues to stress the importance of a clear, realistic timetable so surveyors and businesses can plan and prepare effectively.

Any reforms to upfront information will require additional industry resource to ensure their objectives are met. This is especially true for any changes involving upfront property condition information.

RICS has urged government to ensure that any new requirements are developed in collaboration with industry, take a whole-home, risk-based approach, and fully utilise the expertise of surveyors. A clear, consistent standard will be critical to maintaining quality, managing risk, and protecting consumers.

Throughout the consultation period, RICS convened surveyors from across the profession – including sole traders, SMEs and larger practices – to explore capacity and business impacts. There was broad agreement that reforms will require an increase in resource, though the scale will depend on the final policy design.

RICS will work closely with surveyors to:

• assess what training and guidance are required to support any transition
• identify recruitment challenges and opportunities
• support businesses through relevant RICS pathways and professional development.
   

Members have been clear that insufficient capacity or unclear direction from government on the final shape of the reforms could risk delays and undermine the objectives of reform.  RICS has emphasised to government the importance of setting a clear implementation timetable and providing industry with certainty as early as possible.

As a leading professional body for surveying, RICS will continue to bring its expertise to support government in developing standards for any upfront information. This builds on our existing work on material information for property listings, and alongside appropriate training, RICS will ensure that any new requirements are supported by clear industry and consumer guidance.

A consistent theme raised during RICS engagement with members was the potential impact of reform on sole traders and SMEs, who play a vital role in delivering thousands of home surveys every week.

Members have highlighted concerns that, in a model where standardised upfront property information or an upfront survey becomes the norm, it will be essential to protect the value, specialisms and competitiveness of sole traders and SMEs within the market.

RICS has also heard examples from members of how reforms in Scotland have affected the structure of the surveying market, particularly for smaller firms and sole practitioners as the Home Report model saw larger firms expand market coverage. Ensuring that all surveyors can continue to provide high-quality, independent services to consumers must be a priority.

RICS has reflected these concerns directly to the Ministry of Housing, Communities & Local Government, and Cabinet Office, and have stressed that ministers must clearly assess and set out the potential impacts of any reforms on SMEs as proposals develop.

As timelines and policy detail become clearer, RICS will support all surveyors in preparing for change. This includes support through the RICS SME Hub, as well as targeted guidance and engagement to help businesses understand the implications of reform and how best to prepare.

RICS has engaged with the insurance industry as part of the reforms, especially over the subject of professional indemnity insurance (PII) to ensure any reforms does not pose a risk to the

The insurance industry recognise that these reforms can bring about uniformity and new regulation to the home buying and selling processes, and based on the initial proposals, current market options for PII will likely be retained. However, RICS will monitor market trends carefully and work with surveyors, insurers and government to ensure insurance coverage remains affordable and sufficient for industry.

Residential property valuations were not included within the proposed reforms – which if implemented under current proposals, represents a significant divergence from the Scottish Home Report Model which does include both an upfront survey and valuation.

RICS have raised with government that under a proposed model of greater upfront property information, including any condition assessment done at the point of listing, could provide a more detailed picture of the property earlier on in the process, and subsequently help inform matters which may on property value.

The RICS Home Survey Standard sets the benchmark for residential surveying, providing an established framework that supports consistent, high-quality practice across the sector.

While UK Government continues to review the proposed reforms to home buying and selling, RICS professionals undertaking residential surveys must continue to follow the RICS Home Survey Standard (1st edition). This remains the effective standard in force for RICS members.

In 2025, RICS consulted on proposed updates to the Home Survey Standard. This consultation was separate from the government’s reform programme, and feedback is being reviewed. Until any revised standard is formally published, the 1st edition of the Home Survey Standard continues to apply.

RICS is strongly advocating that government draws on the expertise of surveyors, while utilising the well-established Home Survey Standard as a benchmark of quality when shaping any reforms relating to upfront property condition information.

RICS will continue to engage with government to ensure that any future reforms align with professional standards, support high-quality surveying practice, and provide clarity and confidence for both surveyors and consumers.

If reforms to home buying and selling are introduced broadly in line with the government’s initial consultation proposals, they would represent a significant change in how buyers and sellers traditionally engage with the market.

The proposals place a greater emphasis on sellers providing upfront property information. This would mean prospective buyers have access to more detailed information earlier in the process, potentially at the point of listing or viewing – than has typically been the case.

As a result, some of the time spent investigating a property during the conveyancing process could shift to sellers. Therefore, sellers seeking to list quickly may experience delays while necessary information is gathered. Sellers should also be aware that the reforms would likely see an increase in the cost to list a property due to the additional costs associated with searches and survey – which in England and Wales were typically placed on the buyer to cover.

During the consultation, many surveyors raised concerns that proposals for upfront property condition information could shift the relationship between the surveyor from the buyer to the seller. Members highlighted that this may risk buyers not being fully informed or independently advised about the condition of the property.

Feedback from surveyors in Scotland reported that whilst some buyers in Scotland can have the opportunity ask the surveyor who carried out the report questions about their feedback, this doesn't happen routinely – something UK Government should consider to improve the process. RICS members report that in Scotland, around 10% of buyers still commissioned an additional survey prior to purchase.

As outlined within the Research to Inform the Five Year Review of the Home Report, conducted by Ipsos MORI in 2015, it was found that 'there was a clear pattern in satisfaction with the Home Report based on audience’. UK Government should engage with Scottish Government to ensure key findings are captured to better inform the review of the home buying and selling process.

RICS has been clear that further research is needed to understand how upfront information best support buyers can, while still encouraging appropriate, more detailed investigation of risk where necessary. Ensuring consumers continue to value independent advice and understand the limitations of any upfront information will be critical to the success of the reforms.