Do I have to tell buyers what's wrong with my house?
Published 18 June 2026 · 5 min read · By Evren Ergin
Yes, in most cases you do. When you sell a home in England or Wales you fill in a Property Information Form, and the law says you must not hide a problem that would matter to a buyer's decision.
TL;DR
- •Sellers complete the Law Society's TA6 Property Information Form, which asks about issues like disputes, building work, damp and flooding.
- •The Consumer Protection Regulations 2008 mean you must not leave out material information a buyer would want before deciding to buy.
- •A false or misleading answer can let a buyer unwind the sale or claim money back, even after completion.
- •When in doubt, disclose: a known problem handled openly is far cheaper than one discovered later.
Selling a home comes with a duty to be honest about it. Two things set the rules: a standard form you fill in, and consumer law that sits behind it. Neither asks you to run a survey on your own house. Both ask you not to mislead the person buying it.
What form do sellers have to fill in?
You complete the TA6 Property Information Form. The TA6 is a standard document produced by the Law Society of England and Wales, the professional body for solicitors, and your buyer's solicitor reads your answers as part of the legal work. It asks about things a buyer cannot see on a viewing.
- Boundaries and who maintains them
- Disputes or complaints involving neighbours
- Notices about the property or the surrounding area
- Building work, and whether it had the right permissions
- Damp, flooding or other known defects
- Guarantees and warranties
- Services such as drainage, heating and electrics
Do I legally have to disclose problems?
Yes. The Consumer Protection from Unfair Trading Regulations 2008 have applied to property sales since 26 May 2008. Material information is information the average buyer needs to make an informed decision. The rule is plain: you must not leave out something you know that would change a reasonable buyer's mind.
This sits on top of the old idea of caveat emptor, Latin for let the buyer beware. Caveat emptor still means a buyer should do their own checks and surveys. It does not let a seller actively hide or lie about a known problem.
What happens if I don't tell the truth?
A false answer on the TA6 is treated as a misrepresentation, which is a statement that is untrue or misleading. A buyer who relied on it and lost out can ask a court to unwind the sale or pay them damages under the Misrepresentation Act 1967, and that can happen after you have completed and moved on.
What sellers commonly have to disclose
| Area | Examples a buyer would want to know |
|---|---|
| Neighbours | Ongoing disputes, complaints or boundary disagreements |
| Building work | Extensions or alterations and whether they had planning or building control sign-off |
| Defects | Known damp, subsidence, flooding history or Japanese knotweed |
| Legal | Restrictions, notices, shared access or rights of way |
| Guarantees | Damp-proofing, roofing, window or boiler warranties |
What if I'm not sure whether to mention something?
Disclose it. A problem you name early can be handled in the negotiation, priced in, or fixed before exchange. A problem the buyer finds after completion becomes a legal claim, and those cost far more than the issue itself. Solicitors almost always advise erring on the side of telling the buyer.
Do I have to fix problems before I sell?
No. You have to be honest about them, not repair them. Many homes sell with known issues; the buyer simply factors them into the price or their own checks.
Does the buyer's survey replace my duty to disclose?
No. A survey is the buyer's own check on the parts they can inspect. It does not remove your duty to avoid misleading them about things you already know.
What is the TA6 form?
The TA6 is the Law Society's standard Property Information Form. The seller completes it, and the buyer's solicitor uses the answers during the legal stage of the sale.
Can a buyer pull out if I got an answer wrong?
If the answer was misleading and they relied on it, yes. They may be able to rescind the sale or claim damages, even after completion, under the Misrepresentation Act 1967.
Being open is part of staying in control of your own sale. ValuQ is a platform that gives UK homeowners free, side-by-side property valuations from competing local estate agents, so you start the process with a clear, honest picture of your home and what it is worth.
This article is general information, not legal advice. For your own sale, your conveyancer or solicitor can tell you exactly what to disclose.
Sources
- [1]The Law Society: TA6 Property Information Form (6th edition) · 2025-01-01 · https://www.lawsociety.org.uk/topics/property/ta6-6th-edition
- [2]Consumer Protection from Unfair Trading Regulations 2008: legislation.gov.uk · 2008-05-26 · https://www.legislation.gov.uk/uksi/2008/1277/contents
- [3]Property Passport: TA6 Property Information Form: what sellers must disclose · 2025-02-01 · https://www.propertypassport.uk/guides/ta6-property-information-form-sellers-guide
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