Selling a house that’s been underpinned is absolutely possible, though it requires transparent disclosure, proper documentation, and realistic pricing expectations, with success depending largely on choosing the right selling method based on your priorities of time versus maximum price.
Market data reveals significant challenges facing homeowners with underpinned properties across the UK. Research shows that underpinning typically devalues a property by around 5% for historic subsidence that’s been properly resolved. However, properties with ongoing subsidence can lose 20-25% of their value.
Expert analysis indicates that buyers are consistently put off by underpinned properties, with one surveyor noting that “buyers will always be put off by an underpinned property”. Insurance complications add further challenges, with premiums often higher than average, though some insurers now recognise that properly underpinned properties may actually be lower risk than those left vulnerable to future subsidence.
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What Legal Requirements Apply When Selling an Underpinned House?
You must legally disclose underpinning when selling your property through the Seller’s Property Information Form (TA6). Section 5.1(h) specifically requires sellers to provide details of any underpinning guarantees or warranties. Attempting to hide this information constitutes misrepresentation and could result in legal action from buyers if they suffer losses as a result.
The disclosure requirement protects both parties by ensuring transparency, though it does mean you cannot avoid the market perception challenges that underpinning creates. Estate agents must also be informed so they can market the property appropriately to suitable buyers who understand the implications.
Your Three Main Options for Selling an Underpinned Property
The best selling method depends entirely on your priorities and circumstances. The following table compares your main options based on current market conditions:
| Selling Method | Expected Price | Timeline | Best For | Key Advantages |
|---|---|---|---|---|
| Estate Agent | 90-95% of underpinned value | 4-8 months | Maximum price priority | Widest buyer exposure, professional marketing |
| Property Auction | 70-85% of underpinned value | 6-8 weeks | Guaranteed sale needed | Definite completion date, cash buyers |
| Cash House Buyer | 75-85% of underpinned value | 2-4 weeks | Speed and certainty | No mortgage complications, rapid completion |
This comparison demonstrates how different methods balance price against certainty and speed. Estate agents offer the best chance of achieving top prices but require patience and acceptance that many buyers will be deterred by the underpinning history.
Real-Life Success Story: Robert from Wolverhampton
Robert faced an overwhelming situation when he discovered his Victorian terrace in Wolverhampton had been underpinned in the 1990s without his knowledge. The previous owners had never disclosed this information, and Robert only learned about it when structural issues began appearing and his insurance company investigated the property’s history.
When Robert decided to downsize, his initial estate agent marketing proved disastrous. Despite pricing the property competitively, viewer after viewer walked away upon learning about the underpinning. Those who remained made offers 15-20% below asking price, citing future resale difficulties and higher insurance costs. After eight months on the market with no acceptable offers, Robert felt trapped in a property he could neither sell nor afford to maintain long-term.
Rather than continue the frustrating cycle of viewings and rejections, Robert contacted Property Saviour for a guaranteed solution. Our team understood his predicament completely – the underpinning wasn’t his fault, but it had become his problem to solve. We provided a fair cash offer that eliminated all mortgage-related complications whilst giving Robert the certainty he desperately needed to move forward with his retirement plans.
If you’re struggling with an underpinned property that’s proving impossible to sell through traditional channels, Property Saviour understands the emotional and financial stress this situation creates. Our guaranteed purchase service eliminates the complications that make conventional sales so challenging, providing the swift resolution you need.
Property Saviour’s Market Insights: What Homeowners Really Experience
Our analysis of property forums reveals concerning patterns about underpinned property sales that estate agents rarely discuss openly. One homeowner described how their surveyor recommended a 10% price reduction, with their estate agent suggesting they’d market the property at £280,000 compared to £360,000 for similar non-underpinned properties on the same road. This real-world experience demonstrates the substantial financial impact beyond theoretical percentages.
Particularly revealing insights show how the stigma creates self-perpetuating cycles, with one forum user noting: “It’s just a self-perpetuating circle of ‘I can’t buy in case I can’t sell in case buyers are put off in case THEY can’t sell’ ad infinitum”. This psychological barrier often proves more damaging than any actual structural concerns, especially for properties underpinned decades ago with full certification.
Professional insights from structural engineers reveal interesting perspectives, with one stating: “As the structural engineer who specifies the underpinning, I’d have absolutely no issue buying one”. However, they also noted concerns about “buying the house next to the house that’s been underpinned”, highlighting how subsidence risks can affect entire areas.
Does Underpinning Affect Property Value and By How Much?
Underpinning affects property values differently depending on when the work was completed and how well it was executed. Properties with historic underpinning (completed over 10 years ago) see average devaluations of around 5%. However, recently underpinned properties face greater challenges, with potential buyers concerned about ongoing monitoring periods and unproven long-term stability.
Key factors affecting valuation impact:
Time elapsed since underpinning completion
Quality of documentation and certification available
Local market conditions and buyer demand
Insurance availability and premium costs
Presence of ongoing structural monitoring requirements
The devaluation often reflects buyer perception rather than actual structural concerns, particularly for well-documented, professionally completed underpinning work.
Can You Get a Mortgage on an Underpinned House?
Mortgage availability for underpinned properties varies significantly between lenders, with some refusing applications entirely whilst others assess each case individually. Success depends on several factors including how long ago the underpinning was completed, the quality of documentation available, and the severity of the original subsidence.
Lenders that do consider underpinned properties often require additional documentation including Certificate of Structural Adequacy, Formal Completion Certificate, and detailed guarantees from the underpinning contractor. Properties underpinned over 10-15 years ago with no subsequent movement face fewer lending restrictions.
How Long Does It Take to Sell an Underpinned Property?
Marketing periods for underpinned properties extend significantly beyond average house sales, often taking 6-12 months compared to the 3-4 months for conventional properties. The extended timeline reflects the reduced buyer pool and additional due diligence requirements from mortgage lenders and insurers.
Factors affecting sale duration include:
Quality and completeness of underpinning documentation
Time elapsed since original subsidence and repair work
Local market conditions and competition from non-underpinned properties
Pricing strategy relative to comparable properties
Estate agent experience with underpinned property marketing
Many sellers find that patience becomes essential, as the right buyer often takes months to appear.
What Documentation Do You Need When Selling?
Comprehensive documentation proves essential for successful underpinned property sales. Buyers and their lenders require evidence that the work was completed professionally and has effectively resolved the original structural issues.
Essential paperwork includes Certificate of Structural Adequacy showing the repairs meet engineering standards, Formal Completion Certificate confirming work completion, original underpinning contractor guarantees (often 10-20 years), building control approval certificates, and insurance company settlement details if applicable.
Missing documentation significantly complicates sales, often requiring retrospective surveys or engineering assessments that add time and cost to transactions.
Sell with certainty & speed
Property Saviour Price Promise
- The price we’ll offer is the price that you will receive with no hidden deductions.
- Be careful with ‘cash buyers’ who require a valuation needed for a mortgage or bridging loan.
- These valuations or surveys result in delays and price reductions later on.
- We are cash buyers. There are no surveys.
- We always provide proof of funds with every formal offer issued.
We'll Pay £1,500 Towards Your Legal Fees
- No long exclusivity agreement to sign because we are the buyers.
- You are welcome to use your own solicitor.
- If you don’t have one, we can ask our solicitors for recommendations.
- We share our solicitor’s details and issue a Memorandum of Sale.
Sell With Certainty & Speed
- Our approach is transparent and ethical, which is why sellers trust us.
- 100% Discretion guaranteed.
- If you have another buyer, you can put us in a contracts race to see who completes first.
- Complete in 10 days or at a timescale that works for you. You are in control.
