# United Kingdom 🇬🇧 — Property Due-Diligence Playbook

ISO2: `uk` (or `gb`). Status: ✅ Fully populated (researched 2026-04). **Last refreshed**: 2026-07-03 (Tier-A quarterly refresh — fast-moving claims re-verified; structural sections unchanged).

## Country profile

- **Postcode**: alphanumeric (`SW1A 1AA`, `EC1A 1BB`); reliable address identifier
- **4 nations with separate land-registration regimes**:
  - England + Wales: HM Land Registry
  - Scotland: Registers of Scotland
  - Northern Ireland: Land Registry NI
- **Currency**: **GBP (£)**; volatile vs EUR (post-Brexit)
- **Languages**: English (de facto); Welsh (Wales co-official); Gaelic (Scotland minority)
- **Identifier**: Title number (England/Wales: `SY123456`); folio (NI); search sheet (Scotland)
- **Ownership types**:
  - **Freehold** — own land + building outright (most houses)
  - **Leasehold** — lease (typically 99–999 yrs) over a unit; ground rent + service charges (most flats)
  - **Share of freehold** — leasehold + collective freehold ownership via management co
  - **Commonhold** — rare today; draft Commonhold and Leasehold Reform Bill (Jan 2026) would make it the default for new flats — announced in the King's Speech 13 May 2026; final Bill not yet introduced as of Sep 2026 (no Commonhold bill on the Parliament Bills register)
  - **Heritable** (Scotland) — outright ownership of land (≈ freehold)

## Section: `--price`

### Primary sources

- **HM Land Registry Price Paid Data** (FREE, official sales since 1995): `https://www.gov.uk/government/statistical-data-sets/price-paid-data-downloads`
- **Land Registry Search for Free**: `https://search-property-information.service.gov.uk/` — title summary
- **Office for National Statistics (ONS) — Private rent and house prices, UK** (formerly the "UK House Price Index" bulletin — renamed): `https://www.ons.gov.uk/economy/inflationandpriceindices/bulletins/privaterentandhousepricesuk/latest`
- **Registers of Scotland** sale prices: `https://www.ros.gov.uk/`
- **Land & Property Services NI** (LPS): `https://www.nidirect.gov.uk/articles/valuation-domestic-properties-rates`
- **Bank of England** mortgage statistics
- **Council Tax band lookup**: `https://www.gov.uk/council-tax-bands`

### Listing platforms

- **Rightmove** — biggest: `https://www.rightmove.co.uk`
- **Zoopla** — second + Zed-Index: `https://www.zoopla.co.uk`
- **OnTheMarket**: `https://www.onthemarket.com`
- **PrimeLocation** (high-end)
- **PropertyData** (paid analytics)

### Price benchmarks (≈ April 2026 data)

| Region | est. £/m² (apt) | est. £ (semi-detached house) |
|---|---:|---:|
| **London Zone 1-2** | ~8,000–18,000+ | ~800,000–2,500,000+ |
| **London Zone 3-6** | ~5,000–10,000 | ~500,000–1,200,000 |
| **Manchester / Birmingham core** | ~3,200–5,000 | ~280,000–550,000 |
| **Edinburgh / Bristol** | ~4,000–6,500 | ~400,000–800,000 |
| **Glasgow / Liverpool / Leeds** | ~2,500–4,000 | ~220,000–400,000 |
| **Smaller cities** | ~1,800–3,200 | ~180,000–320,000 |
| **Rural England (S/SW)** | ~2,500–4,500 | ~350,000–650,000 |
| **Rural Wales / Scotland / NI** | ~1,200–2,500 | ~150,000–300,000 |

Ranges are est. blended indicators triangulated from the ONS "Private rent and house prices, UK" bulletin (latest) + Rightmove/Zoopla asking data — verify per-postcode against HM Land Registry Price Paid Data. (ONS reports UK average house price ~£270,000, +3.8% in the 12 months to April 2026, provisional; 2026-07-03 verified.)

### Compute

1. £/m² = price / **GIA (Gross Internal Area)** — UK standard; check EPC for verified m²
2. **Leasehold trap**: lease <80 yrs reduces value 10–30% (marriage value); <60 yrs near unmortgageable
3. **Ground rent doubling clauses** (pre-2017 leases) — major value killer
4. Cross-check sold-price history on Rightmove + Land Registry PPD

### Key terms

- Freehold vs leasehold vs commonhold
- GIA = Gross Internal Area
- Title number = Land Registry identifier
- EPC = Energy Performance Certificate

---

## Section: `--traffic`

### Sources

- **Department for Transport (DfT) — Road Traffic Statistics**: `https://roadtraffic.dft.gov.uk` — interactive AADT count points
- **TfL** (London transport flow + count maps): `https://tfl.gov.uk/info-for/open-data-users/our-open-data`
- **Transport Scotland**, **Transport for Wales**, **NI Department for Infrastructure**
- OSM `highway`: motorway / A-road / B-road / unclassified

### Key term

**AADT (Annual Average Daily Traffic)** — vehicles/day at count point.

### Verdict bands

- 🟢 < 500 v/d (residential lanes, rural unclassified)
- 🟡 500–5,000 v/d (B-roads, suburban)
- 🟠 5,000–25,000 v/d (urban A-road, primary route)
- 🔴 > 25,000 v/d (motorway, urban core arterial)

---

## Section: `--tax`

### Annual property tax — Council Tax

- **8 bands** in England + Scotland (A–H); **9 bands** Wales (A–I); 8 in NI (different system: domestic rate based on capital value)
- Set per local council; varies widely
- Lookup band: `https://www.gov.uk/council-tax-bands`
- 2025-2026 est. bill ranges (exact bill varies by council — confirm via the gov.uk band lookup above and the council's own band-charge table):
  - Band A: est. £1,100–£1,800/yr
  - Band D (median): est. £1,800–£2,400/yr
  - Band H: est. £4,000–£8,000+/yr
- **NI**: domestic rate = capital value × (district + regional rate), typically 0.7–1.0% capital value
- Single-person discount: 25% (must apply)
- Empty-home premium up to **+100%** since **1 April 2024** (qualifying period reduced 2y → 1y); second-home premium up to **+100%** since **1 April 2025** (Levelling-up & Regeneration Act 2023; council discretion; councils had to resolve before 31 Mar 2024 to apply from 1 Apr 2025). (2026-05-27 verified; source [gov.uk Council Tax premiums guidance](https://www.gov.uk/government/publications/long-term-empty-homes-and-second-homes-council-tax-premiums-and-exceptions/guidance-on-the-implementation-of-the-council-tax-premiums-on-long-term-empty-homes-and-second-homes))
- **High Value Council Tax Surcharge ("mansion tax")** — announced Autumn Budget 2025 (26 Nov 2025): from **April 2028**, England only, annual owner-paid charge on homes valued (at 2026 prices) >£2M: £2,500 (£2M–£2.5M) / £3,500 (£2.5M–£3.5M) / £5,000 (£3.5M–£5M) / £7,500 (>£5M), CPI-uprated. VOA targeted valuation exercise in 2026; revaluation 5-yearly (next 2033). Implementation details under consultation — not yet legislated. (2026-07-03 verified; source [gov.uk HVCTS consultation](https://www.gov.uk/government/consultations/high-value-council-tax-surcharge/high-value-council-tax-surcharge))

### Transaction taxes

#### Stamp Duty Land Tax (SDLT) — England + NI

**MAJOR REFORM 1 April 2025** — nil-rate band reduced; surcharges raised October 2024:

| Band | Rate (single home) | Additional dwelling surcharge |
|---|---:|---:|
| £0–£125,000 | 0% | 5% |
| £125,001–£250,000 | 2% | 5% (+ standard) |
| £250,001–£925,000 | 5% | 5% (+ standard) |
| £925,001–£1,500,000 | 10% | 5% (+ standard) |
| £1,500,001+ | 12% | 5% (+ standard) |

- **First-time buyer relief**: 0% up to £300,000 (was £425,000); only on properties ≤£500,000
- **Additional dwelling (second home / BTL) surcharge**: **5%** on top of standard rates (raised from 3% on 31 October 2024)
- **Non-UK resident surcharge**: +2% on top
- **Bulk purchases** (6+ units): 1% reverts to commercial rate option
- **Mixed-use property**: commercial rates (lower at top end)

#### Land and Buildings Transaction Tax (LBTT) — Scotland

| Band | Rate | ADS surcharge (additional dwelling) |
|---|---:|---:|
| £0–£145,000 | 0% | 8% |
| £145,001–£250,000 | 2% | 8% |
| £250,001–£325,000 | 5% | 8% |
| £325,001–£750,000 | 10% | 8% |
| £750,001+ | 12% | 8% |

- ADS raised to **8%** in December 2024 (from 6%)

#### Land Transaction Tax (LTT) — Wales

- 0% up to £225,000; progressive thereafter
- Higher rates (additional dwelling): +5% surcharge (since Dec 2024)

### Conveyancing fees

- **Solicitor / licensed conveyancer**: est. £1,000–£2,500 (2026 market range)
- **Searches** (Local, Drainage & Water, Environmental, Chancel): est. £200–£500 (2026 market range)
- **Land Registry fee**: £20–£910 sliding scale by price band — statutory; confirm current scale at HM Land Registry (Registration Services fees)
- **Survey** (Level 2 HomeBuyers / Level 3 Building): est. £400–£1,500 (2026 market range)
- **Mortgage broker / lender fees**: est. £0–£1,000 (2026 market range)

### Total transaction cost (buyer side)

- **First-time buyer ≤£300k (England)**: ~1–2% of price
- **Mover, single home, ≤£500k**: ~3–5%
- **Second home / BTL ≤£500k**: ~8–12%
- **High-value (£1M+)**: 8–18%

### Capital gains tax (CGT)

- **Principal Private Residence (PPR) relief**: full exemption for owner-occupied primary
- Investment property: 18% (basic-rate band) / **24%** (higher-rate band) — higher rate cut from 28 % → 24 % on **6 April 2024** (FA 2024); the 30 Oct 2024 alignment was for non-residential / general CGT, not residential. (2026-05-27 verified; source [gov.uk CGT rates and allowances](https://www.gov.uk/capital-gains-tax/rates))
- Annual allowance: £3,000 (2024-25 through 2026-27)
- **FA 2025 — Non-dom abolition + IHT residence-based (LTR test)**: from **6 April 2025**, the non-domiciled tax regime is abolished. New 4-year Foreign Income & Gains (FIG) regime for new arrivals. IHT shifts from domicile-based to residence-based: a UK-resident individual is a Long-Term Resident (within scope of IHT on worldwide assets) once UK-resident for ≥10 of the previous 20 tax years. Tail period on departure: 3 years (10–13 yr residency) up to 10 years (20+ yr residency). LTR status resets after 10 consecutive non-resident years. (2026-05-27 verified; source [Finance Act 2025 — legislation.gov.uk](https://www.legislation.gov.uk/ukpga/2025/8))

### VAT

- Standard 20%
- Residential resale: VAT-exempt
- New build: zero-rated for buyer (developer recovers VAT)
- Commercial conversions to residential: 5% reduced rate

### Future risk

- **Council Tax revaluation** repeatedly proposed (still based on 1991 values in England) — no firm date
- **Leasehold reform** — LAFRA 2024's valuation reforms (incl. **marriage-value abolition**) are enacted but NOT yet commenced (High Court dismissed freeholders' JR 24 Oct 2025; Court of Appeal granted permission to appeal 1 Apr 2026; MHCLG (2 Jul 2026) says the reformed valuation regime comes into force only after drafting flaws are fixed in the Commonhold and Leasehold Reform Bill). Separately, the draft **Commonhold and Leasehold Reform Bill** was published 27 Jan 2026 (Written Statement HCWS1278) for pre-legislative scrutiny; Bill announced in the King's Speech **13 May 2026**, not yet introduced as of Sep 2026 — caps existing-flat ground rents at **£250/yr** (falling to a peppercorn after 40 years — govt position restated 2 Jul 2026; HCLG Committee asked govt to justify 40 yrs over a 20-yr transition and judged a late-2027 cap commencement possible vs govt estimate of late 2028), makes commonhold the default on collective enfranchisement, creates an independent managing-agent regulator. (2026-07-03 verified; source [Commons Library CBP-10653](https://commonslibrary.parliament.uk/research-briefings/cbp-10653/); King's Speech, Court of Appeal permission, commencement dependency, 40-yr / late-2027 vs late-2028 positions and Bill non-introduction re-verified 2026-09-24 against the MHCLG quid-pro-quo consultation (2 Jul 2026), the HCLG Committee report and the Parliament Bills register)
- **CGT rate increases** discussed at Spring 2025 Budget — currently stable
- **Stamp duty** under review for 2026 Autumn Budget

---

## Section: `--rental`

### Long-term residential

- **Assured Shorthold Tenancy (AST)** — England/Wales standard
- **Renters' Rights Act 2025** — Royal Assent **27 October 2025**; s21 "no-fault" evictions **abolished 1 May 2026** ("big bang" main commencement, SI 2026/421 reg 2(a); existing ASTs converted to assured periodic tenancies). Possession claims on a pre-1-May-2026 s21 notice had to be issued by the **earlier of the time left on the notice or 31 July 2026** — that window **closed 31 Jul 2026** (MHCLG guidance updated 1 Aug 2026: no new claims on pre-1-May s21/s8 notices; claims issued on or before 31 Jul continue) (2026 data, source [gov.uk](https://www.gov.uk/guidance/giving-notice-of-possession-to-tenants-before-1-may-2026)); Commencement No. 3 (SI 2026/638) brought local-authority financial penalties for category 1 hazards into force 22 Jun 2026; remaining provisions commence in later phases (MHCLG roadmap). (2026-07-03 verified; sources [Renters' Rights Act 2025](https://www.legislation.gov.uk/ukpga/2025/26) + [SI 2026/421](https://www.legislation.gov.uk/uksi/2026/421/contents/made))
- **Tenancy deposit scheme** (TDS / DPS / mydeposits) mandatory
- **Right to Rent** (immigration check) mandatory in England
- **MEES (private rented sector, England)** — all PRS tenancies must meet **EPC C by 1 Oct 2030** (single compliance date, new + existing; Warm Homes Plan / DESNZ response 21 Jan 2026). Cost cap **£10,000** per property (exemption then registrable, valid 10 yrs; qualifying spend since 1 Oct 2025 counts). **Property Value Adjustment**: homes valued <£100k → cap is the lower of £10k or 10% of value. EPC C (EER) on an EPC issued before **1 Oct 2029** stays compliant until that EPC expires/is replaced; the Home-Energy-Model dual-metric standard applies thereafter. (2026-07-03 verified; source [gov.uk PRS MEES consultation response](https://www.gov.uk/government/consultations/improving-the-energy-performance-of-privately-rented-homes-2025-update))

### Short-let (Airbnb / holiday let)

**FHL (Furnished Holiday Lettings) regime ABOLISHED**:
- **Abolition: 1 April 2025** (companies) / **6 April 2025** (individuals)
- Old reliefs gone: capital allowances, mortgage interest deductibility, gift hold-over, BADR, profit-sharing flexibility for spouses
- Now treated as **standard property income** — same as long-let

### Local short-let rules

- **London**: 90-day cap per primary residence (Greater London Authority Act 2015)
- **Edinburgh**: short-let control areas — license required since Oct 2023
- **Wales**: licensing scheme proposed (Welsh Government 2025)
- **Northern Ireland**: registration required for tourism accommodation
- **EU 2024/1028 STR regulation**: NOT applicable (UK post-Brexit)

### Tax on rental

- **From 6 April 2027**: property income taxed at dedicated rates 2pp above main rates — basic 22% / higher 42% / additional 47% (Autumn Budget 2025). Finance-cost (mortgage-interest) relief also rises to 22%. (2026-07-03 verified; source [gov.uk technical note](https://www.gov.uk/government/publications/changes-to-tax-rates-for-property-savings-and-dividend-income/change-to-tax-rates-for-property-savings-and-dividend-income-technical-note))
- Property income allowance £1,000/yr (de minimis)
- Mortgage interest restricted to 20% basic rate credit (since 2020)
- ATED (>£500k single dwellings owned by company): annual charge
- VAT 20% on furnished holiday let with serviced element

---

## Section: `--work=<profession>`

### Sources

- **gov.uk Find a Job**: `https://findajob.dwp.gov.uk/`
- **Indeed.co.uk**, **LinkedIn UK**, **Reed.co.uk**, **Totaljobs**, **CV-Library**
- **Profession bodies**: RIBA, GMC, NMC, ACCA, RIBA, Bar Council, etc.

### Self-employment

- **Sole trader**: HMRC self-assessment + Class 2 (£3.45/wk if profits >£12,570) + Class 4 NI (6% on £12,570–£50,270; 2% above) — 2024-25 HMRC rates; verify at HMRC (National Insurance rates and letters)
- **Limited company**: Companies House registration; corporation tax 19–25% (2024-2026)
- **VAT registration**: from £90,000 turnover (2024)
- **Personal allowance**: £12,570 (frozen until 2028)
- **IR35** (off-payroll working) rules for contractors via PSC

---

## Section: `--risks`

### Primary national sources

| Source | URL | What it gives |
|---|---|---|
| **Environment Agency long-term flood risk** | `https://check-long-term-flood-risk.service.gov.uk` | Postcode flood risk |
| **SEPA (Scotland) flood maps** | `https://map.sepa.org.uk/floodmap/map.htm` | Scotland flood |
| **Natural Resources Wales** | `https://naturalresources.wales/flooding/` | Wales flood |
| **DfI Rivers (NI)** | `https://www.infrastructure-ni.gov.uk/topics/rivers-and-flooding` | NI flood |
| **Coal Authority** | `https://www2.groundstability.com/` | Coal mining search (former mining areas) |
| **HSE COMAH** | `https://www.hse.gov.uk/comah/` | Seveso-equivalent industrial sites |
| **UK Health Security Agency Radon** | `https://www.ukradon.org` | Radon affected areas postcode lookup |
| **British Geological Survey** | `https://www.bgs.ac.uk/` | Geology, sinkholes, ground stability |
| **Met Office** | `https://www.metoffice.gov.uk/` | Weather, climate |
| **DEFRA air quality** | `https://uk-air.defra.gov.uk/` | Air pollution |

### Specific risks

- **Flooding** — major risk:
  - Tidal: Thames, Severn, Humber estuaries; East Anglian coast
  - River: Yorkshire (2007, 2015, 2019), Cumbria (Storm Desmond 2015)
  - Surface water: urban areas, storm drains
- **Subsidence**: clay soils (London, SE England); 2022 + 2023 + 2024 droughts elevated claims
- **Coastal erosion**: East Yorkshire (Holderness), Norfolk, North Wales
- **Radon**: Cornwall + Devon + Derbyshire + parts of Aberdeenshire — UK Radon affected area maps
- **Coal mining subsidence**: South Wales valleys, Yorkshire, Notts, Durham, Lanarkshire
- **Japanese knotweed**: identified in Land Registry; mortgage-blocking
- **Storms**: Atlantic depressions; Storm Éowyn Jan 2025 (record damage), Storm Babet 2023

### Build-era hazards

| Era | Hazards |
|---|---|
| **Pre-1900** | Damp, no DPC, lead paint, lath-and-plaster, single-skin walls |
| **1900–1939** | Shallow foundations, lath-and-plaster, asbestos cement starts |
| **1945–1965** | Prefab/non-traditional concrete (Cornish, Wates, Airey — some condemned), asbestos |
| **1960s–1980s** | Asbestos very common (garages, soffits, AIB); High-Alumina Cement (HAC) concern; **RAAC** (reinforced autoclaved aerated concrete) — major scandal in schools/hospitals 2023-2024 |
| **1980s–2000s** | Cavity wall insulation issues (damp bridging); modern wiring; some asbestos remains |
| **Post-2010** | Building Regs Part L energy; Part E acoustic |
| **Post-Grenfell (2017)** | Cladding crisis — EWS1 form for flats >18m; recladding programme ongoing |

### Mandatory at sale

| Document | Required because | Validity |
|---|---|---|
| **EPC** (Energy Performance Certificate) | Required since 2008 | 10 years |
| **Property Information Form (TA6)** | Standard pre-contract enquiry | At sale |
| **Fittings & Contents Form (TA10)** | What's included | At sale |
| **Leasehold Information Form (TA7)** | Leasehold only | At sale |
| **Searches**: Local, Drainage & Water (CON29DW), Environmental, Chancel | Solicitor-ordered | Per case |
| **EWS1** | Required for flats in tall buildings post-Grenfell | 5 years |
| **Cavity wall insulation guarantee** | If installed | Per case |

- **MEES (private rented sector, England)** — a let property must reach **EPC C by 1 Oct 2030** (single compliance date; Warm Homes Plan / DESNZ response 21 Jan 2026). Cost cap **£10,000** per property (exemption valid 10 yrs); homes valued <£100k → cap is the lower of £10k or 10% of value. Sub-EPC-C stock faces upgrade cost or unlettability — see `--rental`. (2026-07-03 verified; source [gov.uk PRS MEES consultation response](https://www.gov.uk/government/consultations/improving-the-energy-performance-of-privately-rented-homes-2025-update))

### Climate change projections (UKCP18)

- +1.5–4.4 °C by 2050s (RCP8.5)
- Sea-level rise: +20–70 cm by 2080
- Increased flood risk + storm intensity
- Hot summers more frequent (2022 record 40.3°C)

---

## Section: `--mains`

### Sources

- **Drainage & Water search (CON29DW)** — solicitor-ordered, ~£60–£90; specifies sewer connection
- **Local water company**:
  - **Thames Water** (London + Thames Valley)
  - **Severn Trent** (Midlands)
  - **Anglian Water** (East)
  - **Yorkshire Water**, **United Utilities** (NW), **Northumbrian Water** (NE)
  - **Welsh Water (Dŵr Cymru)**, **South West Water**, **Wessex Water**, **Southern Water**
  - **Scottish Water** (Scotland)
  - **NI Water** (Northern Ireland)

### Verification

- Most urban / suburban UK = **mains drains universal**
- Rural may be **septic tank**, **cesspool**, or **package treatment plant**
- **General Binding Rules** (since Sept 2020): all septic discharges to surface water must be replaced by compliant systems
- **Septic Tank Inspection** required for Environmental Permit if discharge >2,000 litres/day

### Costs

| Scenario | Cost (est. £, 2026 indicative ranges — confirm with contractor quote) |
|---|---:|
| Connection to mains (where available) | 8,000–20,000 |
| Mains-line extension via water co | 15,000–60,000+ |
| Septic compliant replacement (sewage treatment plant) | 4,000–12,000 |
| Cesspool emptying | £200–£500 per visit |

---

## Cost benchmarks (est., UK 2026)

| Work | Cost (est. £, 2026 indicative ranges — confirm with quote) |
|---|---:|
| EPC | 60–120 |
| Level 2 HomeBuyer survey | 400–700 |
| Level 3 Building survey | 600–1,500 |
| Conveyancing | 1,000–2,500 |
| Searches + Land Registry fees | 220–1,400 |
| **Total transaction cost (FTB ≤£300k)** | **~1–2%** |
| **Total transaction cost (mover, single home)** | **~3–5%** |
| **Total transaction cost (BTL/2nd home)** | **~8–12%** |
| Septic to mains conversion | 8,000–20,000 |
| Septic compliant replacement | 4,000–12,000 |
| Damp-proof course | 2,000–5,000 |
| Re-roof (slate, semi-detached) | 8,000–18,000 |
| Cavity wall insulation | 1,000–3,500 |
| Insulation upgrade EPC D → B | 10,000–25,000 |
| RAAC removal (where applicable) | 30,000–200,000+ |
| Knotweed treatment | 2,500–10,000 |
| Cladding remediation (post-Grenfell) | varies massively (developer-paid) |

## Active fiscal incentives (2025-2026)

- **Help to Buy**: ended 2023 in England (Wales/Scotland separate schemes)
- **First Homes scheme**: 30–50% discount for FTB key workers (England; gradual rollout)
- **ECO4** (Energy Company Obligation): low-income energy-efficiency upgrades
- **Boiler Upgrade Scheme**: £7,500 grant for heat pumps
- **GBIS** (Great British Insulation Scheme)

## Common listing platforms

- **Rightmove** — biggest, default
- **Zoopla** — second + sold-price history
- **OnTheMarket** — alternative
- **PrimeLocation** — high-end
- **PropertyData** — paid analytics

## Caveats unique to UK

- **Leasehold trap** (flats + some new houses) — short remaining lease (<80 yrs) hugely impacts value; ground rent doubling clauses scandals
- **Cladding crisis** (post-Grenfell): EWS1 form for flats; remediation programme ongoing; some buildings remain unsellable/unmortgageable
- **RAAC concrete** (1960s–1980s) — major scandal 2023-2024 in schools, hospitals, some residential
- **Japanese knotweed** — Land Registry & TA6 disclosure; mortgage-blocking; treatment 5-yr programme
- **SDLT additional dwelling 5% surcharge** (since Oct 2024) — punitive on BTL
- **FHL abolition April 2025** — major change for short-let economics
- **Council Tax based on 1991 values** in England/Scotland (1991), 2003 in Wales — wildly outdated
- **Empty/second home premium up to +100%** since April 2024
- **Renters' Rights Act 2025** — Section 21 abolished (1 May 2026)
- **Help to Buy ended** — no scheme replacement yet
- **Northern Ireland** uses domestic rate system (capital value-based) — distinct from rest of UK
- **Scotland LBTT + ADS 8%** — punitive on additional dwelling
- **Brexit**: removed EU-resident buyer benefits; 2% non-resident SDLT surcharge

## Reddit / forum sources

- **r/HousingUK** — general housing discussion
- **r/UKPersonalFinance** — mortgage + tax
- **r/AskUK**, **r/unitedkingdom**
- **MoneySavingExpert forum** (Martin Lewis)
- **PropertyTribes** (BTL-focused)

## Verification authorities

| Authority | When to call |
|---|---|
| **HM Land Registry** | Title verification, title plan |
| **Local council planning** | Permits, planning history, listed building |
| **Local council building control** | Building regs compliance |
| **Local council Council Tax** | Band, exemptions |
| **Water company** | Mains drains, sewer maps |
| **Environment Agency** | Flood, environmental |
| **Coal Authority** | Mining search |
| **HMRC** | SDLT, CGT, FHL transition |

## Source URL templates

| Source | URL pattern |
|---|---|
| Land Registry PPD | `https://www.gov.uk/government/statistical-data-sets/price-paid-data-downloads` |
| Find Title | `https://search-property-information.service.gov.uk/` |
| Council Tax bands | `https://www.gov.uk/council-tax-bands` |
| Long-term flood risk | `https://check-long-term-flood-risk.service.gov.uk` |
| EPC register (England + Wales) | `https://find-energy-certificate.service.gov.uk/` |
| Coal Authority search | `https://www2.groundstability.com/` |
| UK Radon | `https://www.ukradon.org` |
| BGS GeoIndex | `https://www.bgs.ac.uk/map-viewers/bgs-geology-viewer/` |
| DfT traffic counts | `https://roadtraffic.dft.gov.uk` |
| Companies House | `https://www.gov.uk/government/organisations/companies-house` |
| HMRC SDLT | `https://www.gov.uk/stamp-duty-land-tax` |

## Status

✅ **Fully populated** (initially populated 2026-04-25).
**Last verified**: 2026-07-03 (Tier-A quarterly refresh — fast-moving claims re-verified; structural sections unchanged). Leasehold / rental / tax tracker entries re-checked 2026-09-24 (October and November regwatch waves, the November wave run early; see shared/regulatory-watch.md).
**Coverage check**: pricing, traffic, tax, rental, work, risks, mains all have primary government sources + cost benchmarks + caveats.
**Confidence**: HIGH for SDLT 2025 reform (gov.uk, multiple solicitor sources confirm), HIGH for FHL abolition (HMRC + Deloitte tax briefings), HIGH for cladding/RAAC programmes, HIGH for Renters' Rights Act 2025 (in force; s21 abolished 1 May 2026); MEDIUM for HVCTS implementation detail (announced Autumn Budget 2025, consultation live — not yet legislated) and the later phased Renters’ Rights commencements (MHCLG roadmap).

## Extension TODOs

- [ ] Per-council Council Tax band rates (96k entries)
- [ ] Per-council short-let licensing rules table
- [ ] Mortgage product trade-offs (FTB / mover / BTL / portfolio)
- [ ] Conveyancing search interpretation guide
- [ ] Leasehold reform timeline implementation tracker
- [ ] EWS1 cladding remediation status by building
- [ ] RAAC affected building register (where public)
- [ ] Section 21 abolition transition rules
- [ ] Northern Ireland rates calculator
- [ ] Scotland LBTT scenarios + ADS rules
- [ ] Wales LTT scenarios