A Surveyor’s Perspective on Government Plans to Reform Home Buying

14 January 2026

Buying or selling a home in England and Wales can still be far more stressful than it needs to be. Deals can drag on, costs mount up, and too many transactions collapse late in the process. From our position as building surveyors, we see the same issue time and again. People are being asked to commit before they properly understand the property.

RICS recently shared their views with government on proposed changes to reform home buying and selling process. Broadly they, like the majority of our sector, support reform. The current system places too much risk on buyers and sellers, and not enough emphasis on clear, early information.

For homeowners, the biggest problem is timing. Key details about a property’s condition often arrive only after offers are agreed and money has already been spent. That is when serious issues surface. Structural defects, outdated services, compliance concerns or costly repairs can quickly derail a sale or force rushed decisions.

The answer is not more paperwork for the sake of it. It is better information, provided earlier, and by the right people. A professionally prepared property condition report gives buyers a clearer picture from the outset. It allows sellers to address issues upfront or price accordingly, rather than renegotiating under pressure weeks down the line.

Searches and legal checks are part of this too. Starting them earlier can reduce delays, particularly where third-party data causes hold-ups. But searches alone do not tell you how a building is actually performing. That insight only comes from a physical inspection by a qualified surveyor who understands how homes age, move, and respond to repair and alteration over time.

It’s important, though, to be cautious about any approach that relies on data-only assessments or agent-led checklists. Buildings are complex. Two houses that look identical on paper can behave very differently in reality. Professional judgement matters, especially when defects are subtle, developing, or linked to previous works.

A whole-property condition report, carried out early, helps everyone make better decisions. Buyers can proceed with confidence or walk away before costs escalate. Sellers reduce the risk of fall-throughs. And where further specialist advice is genuinely needed, it can be commissioned calmly and proportionately.

To reform home buying, any changes must also be practical. Surveyors need time to prepare, recruit, and train so standards are maintained. Smaller practices should not be squeezed out, as they play a vital role in local markets and homeowner choice.

At its core, this is about restoring trust to the process. Homes are the biggest purchase most people ever make. They deserve clear, independent advice at the right time, not unpleasant surprises when it is hardest to deal with them.

At TCL, that principle already underpins how we work. Good decisions start with good information, delivered early, and explained clearly.