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    The contents of this page are not a substitute for the legislation, government communications and professional standards referenced, which should be read and understood in full before application. The page and FAQs do not constitute any form of professional or legal advice and should not be relied on or treated as a substitute for specific advice relevant to particular circumstance.

    January 2026

    Introduction

    Homebuying and selling is an area that has come under increasing scrutiny over the past few years.  The length of time it takes to buy and sell, along with the number of purchases that fall through, have led to a focus on how buyers are informed about the home that they are purchasing and how that information is made available.

    This page covers some of the key activities that are happening with regards to home buying and selling and sets out how RICS is responding.

    Reforming the home buying and selling process

    Whilst there is active work happening in terms of digitising the home buying and selling process the government are looking at further reform. Launched in October 2025 the government’s consultation sets out their vision to deliver a home buying and selling system, driven by informed consumers, innovative technology and high-standard professional services.

    In June 2026, the government published its response to the consultation, committing to reforms and laying out its timetable.

    Government believes a future home buying and selling system should be built around the following objectives:

    • Faster, more reliable transactions – enabled by better digital tools, streamlined processes, and reduced repetition
    • Reduced fall throughs and risks, including those caused by property chains – giving consumers and professionals greater clarity
    • High professional standards – ensuring competence and accountability across the sector
    • Better informed consumers – through improved education and transparency
    • Trust and confidence in the system – leading to higher satisfactions and a more resilient market.
       

    The consultation touched on:

    • Professionalising home buying and selling through mandatory qualifications and a Code of Practice
    • Digital Property Packs and logbooks
    • Binding conditional contracts
    • Increasing consumer education and transparency
    • Streamlining transactions
    • Digitalisation
    • Leasehold sales information
       

    RICS held a number of roundtables with members on the consultation, and this feedback was used in the RICS response to the Home Buying and Selling Reform consultation.

    Timeframe for reform

    Now (in 2026)

    • publish non-statutory guidance to improve the quality of information in property listings and to support estate agents to meet their legal responsibilities
    • identify ‘sales pack’ information working with industry that can be voluntarily provided, upfront immediately, to support more efficient transactions and help the sector adjust in anticipation of legislation
    • publish a non-statutory Code of Practice setting out minimum standards for property agents
    • explore opportunities to support training and skills development, including through existing training and apprenticeship routes, to build long-term capacity
    • work with industry to build preparedness for the use of binding contracts and spread awareness of the voluntary use of reservation agreements
    • commence next stage of work to improve accessibility of key property data in local authorities
    • publish a call for evidence on a smart data scheme for the property sector
       

    Next (in 2027 to 2028)

    • publish an advisory Charter setting out expectations and behaviours for property professionals to support efficient home buying and selling.
    • consult on mandatory qualifications for estate and letting agents
    • work with the sector and facilitate uptake of digital ID, Qualified Electronic Signatures, and digital logbooks and packs
    • consider which homeownership schemes digital logbooks and sales packs should be made a requirement of
    • consult on leasehold and freehold estates sales information legislation
    • work with industry to define the most suitable penalty fee structure for binding contracts
    • create a voluntary accreditation scheme to identify data standards that meet a core set of criteria for industry to adhere to
    • consult on a smart data scheme for the property sector
       

    Future (by end of Parliament)

    When parliamentary time allows, introduce legislation to:

    • require the preparation of ‘sales packs’ prior to listing, including searches and a property condition report
    • require the use of binding conditional contracts in property transactions after sales packs are embedded
    • support the secure sharing of data, and make digital sales packs and logbooks a standard feature of all property transactions
       

    Material information in property listings

    At the same time as government launched their consultation on home buying and selling reform, they also published a consultation on material information. This follows on the introduction of the Digital Markets Competition and Consumer Act 2024 and the withdrawal of the guidance on material information developed by National Trading Standards Estate and Lettings Agency Team.

    As a member of the steering group involved in the development of the material information guidance, RICS had concerns about the guidance that were not addressed.

    Taking into account feedback from the home buying and selling roundtables and more detailed discussions with members, RICS response to the consultation focused on the role that professional advice and expertise should play in providing material information.

    RICS supports the provision of upfront information, better informed consumers, make better informed decisions. However, there needs to be consideration given to how information is shared.  For example, the proposed guidance suggests including Japanese knotweed as material information under issues with the property.

    Without professional expertise it can be very difficult to identify Japanese knotweed. Japanese Knotweed is more prevalent at certain times of year than others, therefore, it may not be present upon at the point of marketing but subsequently may be visible at the point of sale. There is also the potential for the knotweed to have been cut back and not visible at the point of initial marketing.

    Simply noting the presence of Japanese knotweed in a property listing, without any additional context such as the presence and/or implementation of a management plan, could unintentionally blight a home.

    RICS will continue to engage with MHCLG and other key stakeholders on the importance of ensuring that professional advice and expertise is integrated into the home buying and selling process.

    Home Buying and Selling Council

    RICS are a member of the steering group of the Home Buying and Selling Council (HBSC).

    The HBSC works with government, professional and trade bodies, regulators, redress schemes, Ombudsman and industry leaders to identify barriers, share data, and support initiatives that make home moving more transparent, efficient, and trusted.

    To find out more and receive regular updates from the HBSC – follow the link to Get Involved.

    Frequently asked questions

    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 and will continue to engage with the insurance industry as part of the reforms, especially over the subject of professional indemnity insurance (PII) and third-party reliance to ensure any reforms do not pose a risk to surveyors and their businesses in securing adequate coverage.

    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 mortgage 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 standards 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.

    Digital Property Market Steering Group (DPMSG)

    RICS are a founding member of the DPMSG, established by Land Registry.  With a vision that everyone involved in buying, leasing and selling land and property can experience a secure and modern market that is transparent, customer-friendly and business-friendly at all stages, the focus of the DPMSG has been on using digitisation to improve access to information.

    The DPMSG has representation from key areas of the sector where there is likely to be the greatest potential for accelerated digital adoption. This includes legal property professionals, surveyors, conveyancers, lenders and estate agents.

    The DPMSG has focused on a number of different workstreams, including the development of Digital Property Information Protocol, a Smart Property Data Trust Sandbox and Digital Identity.

    Digital Property Information Protocol

    The Digital Property Information Protocol (DPIP) brings together legal professionals, valuers, surveyors, property agents, mortgage intermediaries, lenders, and information suppliers to understand their role in the home buying and selling process.

    The online protocol looks to identify the data requirements of the various professionals involved in the home buying and selling process. The intention is to encourage the adoption of digital processes and access to digitised data sources as they become available.

    The protocol aims to:

    1. Clearly define roles and responsibilities across sectors
    2. Establish pathways for adopting digital processes
    3. Provide a framework for improving efficiency and transparency
    4. Address key pain points identified by industry practitioners.
       

    There will be a consultation on the protocol in early 2026.

    Smart Property Property Data Trust Framework Sandbox

    Setting out a framework for the sharing of data and information is another area that is being looked at by the DPMSG. The Smart Property Property Data Trust Framework Sandbox will look at creating an open standard for property data sharing, rules for data sharing, technical specifications, governance processes and roles.

    The data trust framework defines:

    • Who can take part and act in a transaction (roles/participants)
    • What data or “claims” can be shared and accepted (authenticated data providers, common data schemas, shared models for provenance and verification, accreditation)
    • How the data exchange happens and how software applications and systems speak to each other in a consistent way (technical interfaces, Application Programming Interfaces (APIs), and protocols)
    • Under what conditions data can be accessed and shared with consumer consent (governance, legal/regulatory obligations, certification, audit, security, and liability).
       

    More information can be found in the pdf download below:

    file_download

    Digital identity rules

    Currently during the home buying and selling process a buyer can be asked by multiple different professionals to verify their identity. This workstream looking to identify what is required to successfully implement a single digital journey across the property sector. The aim is to enable the property industry to adopt and share (with appropriate consent and security) digital identity across all aspects of a property transaction.

    Coming up

    If you have any questions or for further information please email publicaffairs@rics.org.