16 Jan, 2026/ by Surveyor Local /News
The government published proposals to reform England and Wales's home-buying and selling process in October 2025. After a consultation period, RICS has responded with its verdict: the reforms are heading in the right direction, but professional standards must come first.
Rather than imposing altered or new procedures and changes, the government opened up those proposals for review and comment by anyone in the industry and other interested parties.
At the beginning of the new year (9 January), the Royal Institution of Chartered Surveyors (RICS) responded to the proposals with their suggestions and input.
Why the current system needs fixing
Broadly, RICS agreed with the determination to improve and reform the home-buying and -selling process, having engaged with its members, industry leaders and consumer representatives to provide a rounded and considered response to the proposals, and welcoming the plans for reform while also acknowledging that the overall direction is the correct approach.
Principally, RICS commented that the current process for buying and selling a home (in England and Wales) is "too slow, uncertain and prone to fall-throughs" that creates "unnecessary cost and stress for the consumers". RICS further underlined the point that the reforms present "an important opportunity to improve trust, efficiency and outcomes across the property market."
The case for mandatory upfront information
RICS underlines the necessity for upfront information to be high quality and professional and, most importantly, adding value for both sellers and buyers alike. The importance of providing early access to reliable legal, property and condition information has the propensity to reduce avoidable delays, to reduce late-stage surprises and support better decision-making by both the buyer and the seller.
RICS supports the principle of mandatory upfront information, so that property searches and a condition report are included as a requirement. The majority of inbuilt delays to the buying and selling process are created by the dependency on slow or unpredictable data in the searches, or result in fall-through because of a problem identified with the property's condition. By bringing these requests in earlier in the process, it will help to transform the lengthy transaction times.
Who should deliver condition reports?
RICS makes the important point that the derived benefits will only be realised if the upfront information is accurate and delivered by competent and regulated experts, who are objective and work to consistent, quality standards.
RICS has stated that, for this upfront information to be effective and fit for purpose, the property condition report should be delivered by "suitably qualified and regulated individuals". The reports, RICS goes on to say, should be "proportionate, risk-based and cover the whole property", while underlining the point that assessments by agents or focusing solely on data is "not a substitute for professional judgment".
Learning from Scotland's model
The whole-home condition report model is similar to what is provided for sales of homes in Scotland and other markets on the international stage, since research has shown that the approach supports the decision-making process by buyers and sellers, it reduces uncertainty, and allows for specialist inspections to be ordered where they are genuinely required.
It is essential that the information provided is dependent on its clarity, capability and capacity of the professionals involved to match up with the demand, particularly when it comes to the involvement of chartered surveyors.
Digital property logbooks: tool not replacement
RICS supports the increased digitalisation of the property market, with a wider use of digital property logbooks and digital sales packs. The potential for their use could help significantly in the reduction of duplication, improvement in transparency, and enable earlier access to trusted information.
However, RICS acknowledges the need for clear standards, robust governance and professional oversight, and it should be used as a tool to enhance rather than replace professional judgment.
When transactions should become binding
RICS also supports the idea of making property transactions legally binding earlier in the process (currently only the case at exchange of contracts), but only with the provision of reliable and professional upfront information. Specifically, buyers should not be legally committed to a purchase without access to a professional assessment of the property's condition.
What happens next?
The government recognises that there are simply too many flaws with the current home-buying and -selling processes, which means that there are financial and other burdens placed by protocols that are too unwieldy and takes too long with too many opportunities for the transaction to fall apart on either side.
The government's consultation phase is now closed for comment and, taking all the responses (including those important points provided by RICS) into account, they plan to publish a roadmap for achieving and implementing the agreed points in the later part of winter 2026.
Because of the critical nature as it impacts the buyers and sellers - and their pockets - it will not be a speedy implementation process. However, Surveyor Local will continue to monitor progress and report on any changes that will impact the survey process and the broader buying and selling points.
When you are buying a property, getting a qualified chartered surveyor to inspect the home gives you independent, professional advice about its condition before you commit.
Surveyor Local connects you to RICS-qualified chartered surveyors nationwide who will identify structural issues, damp, subsidence and other problems that could affect your purchase decision.
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