Material information when selling a home
Material information is anything an average buyer would need to decide whether to view, make an offer on or buy a home. Estate agents must not leave it out of property listings: under the Digital Markets, Competition and Consumers Act 2024, leaving it out, or giving it unclearly or too late, can be a "misleading omission". You may have heard of National Trading Standards' Parts A, B and C. That guidance is no longer current, but the legal duty is, and the old checklist is still a sensible guide to what buyers expect. As the seller, you'll be asked to supply most of the facts.
This guide explains what counts as material information, what happened to Parts A, B and C, where to find each piece of information, and what's changing. It applies to England and Wales.
What counts as material information?
The government's 2025 consultation on property listings described material information as all the information an average consumer needs to make an informed decision. For a home, that means anything that could change whether someone views it, offers on it or buys it, including things that might make them rule it out. The consultation suggests agents put that information in the listing rather than holding it back until later.
There's no fixed legal list for homes, because what matters varies from one property to another.
The law since April 2025
Since 6 April 2025, the rules on unfair commercial practices have been in the Digital Markets, Competition and Consumers Act 2024. They replaced the Consumer Protection from Unfair Trading Regulations 2008, which were revoked on the same day. The Act treats misleading omissions as unfair commercial practices, and it specifically covers leaving material information out of an "invitation to purchase", such as a property listing that shows a price.
The government says the responsibility falls largely on estate agents and other property professionals. But agents can only list what they know, so they'll rely on you for most of the facts. National Trading Standards is the lead enforcement authority for estate agents, through its Estate Agency Team.
What happened to Parts A, B and C?
From 2022, National Trading Standards' estate and letting agency team (NTSELAT) published guidance that grouped material information into three parts:
- Part A: information for every listing: the price, the council tax band and the tenure.
- Part B: information to establish for every property, such as utilities, where anything non-standard could affect a buyer's decision.
- Part C: information needed only if the property is affected, such as flood risk or building safety.
That guidance shouldn't be treated as current. National Trading Standards' material information page no longer sets it out, and points instead to the government's home buying reforms. In its October 2025 consultation, the government said earlier attempts to produce sector guidance had been ultimately unsuccessful, and that no sector-specific guidance had been produced since the 2024 Act took effect.
So as of October 2026, there's no official checklist in force, but the legal duty applies to every listing. The Part A, B and C headings are still a useful way to make sure nothing is missed. The government's June 2026 roadmap said it would publish non-statutory guidance on listings during 2026, so check GOV.UK for the latest.
What usually counts as material information?
The government's 2025 consultation listed categories that may be material, based on the earlier guidance and talks with the industry. Grouped the same way as the old parts:
For every listing (broadly the old Part A)
- the price
- council tax band
- tenure: freehold or leasehold, including the years left on the lease
- ground rent and service charges, if it's leasehold
About every property (broadly the old Part B)
- property type (for example terraced or detached)
- how it's built (for example standard construction, a thatched roof or prefabricated)
- the number and types of room
- electricity supply, water supply and sewerage
- heating type
- broadband, and mobile signal and coverage
- parking
Only if they apply (broadly the old Part C)
- building safety defects, including fire and structural risks
- restrictions, such as a listed building, conservation area or limits on use
- rights and easements, such as rights of way
- flood risk and coastal erosion
- planning permission
- accessibility and adaptations
- a coalfield or mining area
- known problems, such as damp, subsidence, asbestos or Japanese knotweed
Where to find the information
| Information | Where to look |
|---|---|
| Energy Performance Certificate (EPC) | You must order one before you market the home, and it lasts 10 years. Check for a valid one on GOV.UK's find an energy certificate service |
| Council tax band | GOV.UK's council tax band checker, for England and Wales |
| Tenure, rights of way, restrictions and covenants | The title register and plan from HM Land Registry |
| Flood risk | GOV.UK's long term flood risk service in England, or Natural Resources Wales in Wales |
| Coal mining | The Mining Remediation Authority's service to find out if a property is affected by coal mining |
| Broadband and mobile signal | Your provider, or Ofcom's online checkers |
| Planning permission | Your council's planning records, and your own paperwork for any work you've had done |
| Leasehold details | Your lease, recent service charge and ground rent demands, and the managing agent |
| Building safety | Your managing agent or freeholder, if you live in a block of flats |
What you need to do as the seller
- Answer your agent's questions fully. If you don't know something, say so rather than guess.
- Gather documents early. The EPC, title register, warranties for work you've had done, planning papers and, for flats, the lease and service charge accounts.
- Don't hide problems. GOV.UK's guide to selling a home warns against covering up defects, for example by painting over damp patches.
- Fill in the TA6 honestly. Your solicitor will send you the current edition of the TA6 Property Information Form, which asks about many of the same things. A wrong answer can cause problems after the sale, so check anything you're unsure of.
- Keep everyone updated. If anything changes before exchange of contracts (when the sale becomes legally binding), tell your agent and solicitor.
If your home is leasehold, our guide to selling a leasehold flat covers the extra information buyers need.
Does it apply if you sell without an estate agent?
The listing rules are aimed at estate agents and other property professionals. If you sell privately or straight to a cash buyer, there may be no listing at all. But the buyer's solicitor will still ask you the same kinds of questions through the TA6 and other enquiries, and you still need to answer honestly.
We buy homes as they are across England and Wales, including homes with problems such as damp or flood risk, so there are no repairs to do first. Our offer is below market value, and we explain how we worked it out. If your home has no problems and you can wait, selling through an estate agent will usually get you a higher price.
What's changing
The government's home buying and selling roadmap, updated in June 2026, sets out plans. None of these are in force yet:
- During 2026: non-statutory guidance on the information in property listings, and work with the industry on information sellers can provide voluntarily before listing.
- When parliamentary time allows: a law requiring sales packs prepared before a home is listed, including searches and a property condition report, followed later by binding contracts once sales packs are in place.
- Leasehold information: a consultation in 2027 on caps on the fees and turnaround times for leasehold sales information.
Checklist before you list
- A valid EPC
- Your council tax band
- The title register and plan from HM Land Registry
- Details of your electricity, water, sewerage, heating, broadband and parking
- Flood, mining and planning checks
- Any known problems, and paperwork for work done to fix them
- For leasehold homes: the years left on the lease, ground rent and service charge
- A completed TA6 for your solicitor
Questions people ask
What is material information in a property listing?
It's any information an average buyer needs to make an informed decision about a home, such as whether to view it, offer on it or buy it. Under the Digital Markets, Competition and Consumers Act 2024, in force since 6 April 2025, leaving it out of a listing, or giving it unclearly or too late, can be a misleading omission. It typically covers the price, council tax, tenure, utilities and known risks.
Is the Parts A, B and C guidance still in force?
It shouldn't be treated as current guidance. National Trading Standards' material information page no longer sets it out, and the government said in October 2025 that no sector-specific guidance had been produced since the 2024 Act took effect. The legal duty not to leave out material information still applies, and the old parts remain a handy checklist. The government planned to publish new non-statutory guidance during 2026.
Who is responsible for material information, the seller or the agent?
The legal duty to include it in listings falls mainly on estate agents and other property professionals. But agents rely on what you tell them, so as the seller you'll be asked to supply most of it, and your solicitor will ask similar questions on the TA6 Property Information Form. Answer honestly, say if you don't know something, and never cover up a problem such as damp.
Do I have to tell buyers about problems with my house?
If your home has a known problem that could affect a buyer's decision, such as damp, subsidence, flood risk, Japanese knotweed or a building safety defect, expect your agent to include it and your buyer's solicitor to ask about it. GOV.UK's guide to selling a home warns against covering defects up. Hiding a problem can lead to a dispute after the sale, so if you're unsure, ask your solicitor.
Does material information apply if I sell to a cash buyer?
The listing rules are aimed at estate agents and other property professionals, so if you sell straight to a cash buyer there may be no listing at all. The buyer's solicitor will still send you the TA6 and other enquiries, and you still need to answer them honestly. A cash buyer may buy a home with problems as it is, but usually for below market value.
Sources
- Material information in property listings: consultation (GOV.UK)
- Home buying and selling reform roadmap (GOV.UK)
- Digital Markets, Competition and Consumers Act 2024, section 225: unfair commercial practices (legislation.gov.uk)
- Consumer Protection from Unfair Trading Regulations 2008, revoked 6 April 2025 (legislation.gov.uk)
- Material information (National Trading Standards)
- National Trading Standards publishes guidance on Part A material information for property listings (National Trading Standards, 2022)
- National Trading Standards Estate Agency Team statement on conditional selling (National Trading Standards)
- How to sell a home (GOV.UK)
- Energy Performance Certificates for your home (GOV.UK)
- Check your Council Tax band (GOV.UK)
- Check your long term flood risk (GOV.UK)
- Mining Remediation Authority (GOV.UK)
Related guides
The TA6 property information form: a guide for sellers
The TA6 is the Law Society's property information form, where a seller in England or Wales answers questions about boundaries, disputes, alterations, flooding, services and more. The 6th edition has 15 sections and must be used by Conveyancing Quality Scheme firms instructed from 30 March 2026. Answer truthfully from what you know: misleading answers can lead to a misrepresentation claim.
The processDo you need an EPC to sell a house?
Yes. To sell a home in England or Wales you must order an Energy Performance Certificate before you market it, unless you already have a valid one. EPCs last 10 years, must be given free to buyers, and the rating must appear in adverts. The fine for not having one for a home is £200. Only a few homes are exempt, such as some listed buildings and homes used for under four months a year.
The processDocuments needed to sell a house: a checklist for sellers
To sell a house in England or Wales you'll need photo ID and proof of address, proof you own it (the HM Land Registry title or your deeds), an Energy Performance Certificate, the property information and fittings forms from your solicitor, and any certificates, permissions and warranties for work done. Leasehold, probate and power of attorney sales need extra papers.
General information for England and Wales, not legal, tax or financial advice. Last checked 26 October 2026.