Selling a House with Problems

If you’re selling a “problem property” (and don’t plan to address the problems), the best thing you can do is be honest and upfront about the issues as this will avoid delays and queries with the sale later. The worst thing you can do is pretend they don’t exist, because a future buyer or their solicitor or surveyor will definitely spot them, putting your sale at risk. 

Let’s dive into the common “problem property” scenarios and explore how you can keep things moving.

What counts as a house with problems?

Whether it’s an environmental concern, a structural defect or an uninvited resident, certain issues can spook buyers and lenders alike. From invasive plants to hidden pests, here’s a rundown of the problems that most often derail sales—and what you can do to keep your deal on track.

Selling a house with a septic tank

An ageing or poorly maintained septic tank can cause expensive maintenance and repair bills, scaring off potential buyers worried about compliance and ongoing payments. You’ll need a recent inspection report and, in some cases, proof of recent desludging or repairs. 

Selling a house with Japanese knotweed

Japanese knotweed is notorious for its rapid growth and stubborn eradication process, and mortgages often fall through if it’s not professionally managed. You’ll need a professional survey showing containment or removal. 

Selling a house with legal problems

Boundary disputes, missing title deeds or restrictive covenants can delay or derail a sale altogether. Early disclosure and legal advice can help you provide clear paperwork to prospective buyers. What to do if your house has legal issues

Selling a house with Artex ceilings

Artex ceilings installed before 2000 may contain asbestos, triggering a number of concerns for buyers – a surveyor’s report and total transparency will help you sell. What you need to know to sell a house with Artex.

Selling a house with asbestos

Asbestos poses serious health risks and must be declared in property listings. A licensed removal certificate (or an insurance-backed warranty if you leave it in place and undisturbed) gives buyers the peace of mind they need. Selling a house with asbestos.

Selling a house with an oil tank

Unused or buried oil tanks can leak, which contaminates the soil and groundwater, triggering environmental clean-up costs. A tank survey and proof of removal or maintenance help reassure buyers and lenders. 

Selling a house with bats

Bats are protected by law in the UK, meaning any disturbance requires a licence and a mitigation plan. A bat survey and approved licence documentation typically satisfy buyers, and keep you on the right side of wildlife regulations. 

Selling a house with bed bugs

Bed bugs can spread quickly and are expensive to get rid of, making potential buyers wary of infestations. A recent pest control report that shows full eradication gives buyers peace of mind – or you could sell “as-is” to a cash buyer. 

Selling a house with rodents

Signs of rats or mice not only alarm buyers but also suggest deeper issues like structural gaps or dampness. A professional pest report and evidence of recent treatments go a long way to maintaining your sale value. 

Selling a house with termites

While rarer in the UK, subterranean or drywood termites can cause significant wood damage and scare off buyers. A specialist survey and a treatment certificate will reassure potential buyers and lenders. 

Selling a house with woodworm

Woodworm can silently eat away at joists, floorboards and furniture, meaning buyers will worry about hidden structural costs. A report from a qualified surveyor that outlines the extent of infestation and treatment recommendations helps make your house more saleable. 

Selling a house with black mould

Black mould is more than unsightly – it indicates damp problems that can harm both health and timber. A damp survey report, plus evidence of remediation helps restore buyer confidence. 

Selling a house with dry rot

Dry rot is an aggressive fungus that attacks building timber, causing substantial decay over time. You’ll need a specialist report detailing the affected areas, treatment undertaken and ongoing monitoring plan to satisfy wary buyers. 

Selling a house with cracks

Cracks in walls or foundations can suggest anything from simple settling to serious subsidence. A structural engineer’s report that separates cosmetic cracks from structural movement clarifies the situation for yourself, buyers and lenders. 

Selling a house with foundation issues

Foundation problems can lead to long term instability and potentially colossal repair costs. A full structural survey with repair estimates or warranties helps buyers to understand and budget for necessary work. 

Selling a house with spray foam insulation

Old spray foam can trap moisture or harmful chemicals, and many lenders are wary about approving mortgages on such properties. A specialist inspection and evidence of proper installation (or safe removal) are vital here. 

Selling a house with water damage

Water damage, whether it’s from flooding, leaks or burst pipes, can affect plaster, wood and electrics, and raise red flags during surveys. Detailed records of repairs, plus proof of insurance claims, help to quell buyer concerns. 

Selling a house with a leaky basement

A damp or leaking basement often points to drainage or tanking failures, which can be costly to fix. A waterproofing survey, plus documentation of remedial work or warranties, reassure buyers and speed up exchanges. 

Selling a house with aluminium wiring

Aluminium wiring – popular in the 1960s and ’70s – can overheat and pose a fire risk if not properly dealt with. An electrical report confirming safe connectors or re-wiring recommendations will satisfy most insurers and lenders. 

How to sell a house in bad condition?

Once you know your property counts as “problematic,” you have three main selling routes. Each comes with its own timetable, costs and likelihood of success, so choose the one that best suits you.

Estate agents

Selling through a high street estate agent is the traditional route and it offers the broadest market exposure. Your home will be listed on property portals, giving you access to a wide pool of potential buyers. This route typically sees the highest sale prices, but it also comes with a number of drawbacks, including navigating a chain of buyers and sellers, each with their own mortgage applications and surveys, which can drag the process out for months. Problem properties can exacerbate this: buyers may pull out at the survey stage, forcing you back to the market and potentially incurring additional marketing costs. 

Plus, estate agents charge a commission (typically between 1% and 3% of the sale price), so it’s important to weigh these fees against the potential upside.

Auctioneers

Auctions are known for their speed and finality: once the hammer falls, contracts are exchanged immediately and completion typically follows within 28 days. There’s no chain to worry about, and many buyers at auction are cash-ready, which can be an advantage if your property has significant defects or legal complications that would stall a typical sale.

That said, auction success hinges on generating enough interest before the sale date. Marketing runs for 4-8 weeks before the auction, and if interest is low, you could end up with a disappointing hammer price – sometimes significantly below market value. You’ll also need to factor in auctioneer’s fees (often around 2.5% plus VAT) and legal costs for preparing the auction pack.

Also, buyers at auction tend to be investors or developers looking for bargains, so they may already factor in repair or remediation costs when bidding. 

Sell house fast companies

Sell house fast or cash buyer companies promise the simplest, most stress-free route. They typically buy your home as-is, handle all the paperwork and complete in days rather than weeks or months. You avoid estate agent commissions, solicitor fees, lengthy chains and the need for costly repairs.

In exchange for the speed, certainty and convenience of the sale, these companies will offer 15-20% less than market value. For many sellers, particularly those facing urgent deadlines, major defects or struggling with buyers pulling out, this route provides peace of mind. You trade a premium sale price for certainty and speed, and you’ll know exactly how much you’ll receive from the outset. 

Not all quick house sale companies are the same, and it’s important to check for reviews from previous customers and that they are members of either the National Association of Property Buyers or The Property Ombudsman. Here at House Buyer Bureau, we are proudly members of both, and have hundreds of 5-star reviews on Trustpilot.

We buy any house fast

At House Buyer Bureau, we specialise in purchasing properties that others shy away from. Whether you’re battling Japanese knotweed, subsidence or just need a swift, stress-free sale, our guaranteed cash offer means you can move on in days, not months. No fuss, no chains and no hefty estate agent fees.

Chris

Chris

Chris has worked in property all his career, first as a successful estate agent before spotting a gap in the market for buying property directly from people looking for a simple, quick sale.

He has a passion for property and as an experienced valuer, has looked at well over 50,000 properties so far at HBB. He has extensive experience in property buying and regularly comments in the press on property matters, trends and promotes ways to simplify and speed up the selling process.

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