Selling a house that needs work: renovate first or sell as it is?

You can sell a house that needs work without fixing anything first. The question is whether renovating will leave you with more money, after the cost, the time and the risk, than selling it as it is. For light, cosmetic work the answer is often yes. For big jobs, or a house a mortgage lender won't lend on, selling as it is to a cash buyer, investor or auction buyer is often the more realistic route, though usually at a lower price.

This guide explains how to weigh it up, what "unmortgageable" means, who buys run-down homes, and what you have to tell buyers in England and Wales.

Should you renovate or sell as it is?

Start with three numbers: what the house is worth now, what it would be worth after the work, and what the work would really cost. If the gap between the first two isn't comfortably bigger than the third, renovating is a gamble.

Option	What you gain	What it costs you	Often suits
Light refresh (clean, clear, decorate, garden)	More buyers, better photos, fewer low offers	A few weeks and modest spending	Most homes going on the open market
Essential repairs (roof leak, boiler, electrics)	Buyers' lenders more likely to lend	Builders' costs and delays	Homes that are close to mortgageable
Full renovation	Potentially the highest price	Large cost, months of work, risk of overruns	Owners with money, time and experience
Sell as it is	No spending, a faster and simpler sale	A lower price	Big problems, tight budgets, tired owners

Some other things to weigh:

• Holding costs. While the work goes on, you're paying council tax, insurance, utilities and any mortgage. In England, if the house is empty for a year or more, the council can add an empty home premium, rising to up to four times the normal bill after 10 years (councils set their own rules, and Wales has its own system).
• Insurance. Standard home insurance may not cover a house that's empty or being renovated. Tell your insurer what's happening.
• Your own energy. Managing builders is hard work, especially from a distance or while dealing with a bereavement or a move.
• What buyers in your area pay. In some streets, finished homes and project homes sell for much the same, because buyers want to put their own stamp on a place.

What "unmortgageable" means, and why it matters

Most buyers need a mortgage. Their lender sends a valuer to check the house is worth the loan and is acceptable security. If the valuer has concerns, the lender may:

• lend less than the buyer asked for (a "down-valuation")
• hold back part of the loan until named work is done (a "retention")
• ask for a specialist report, for example from a structural engineer
• refuse to lend on the property at all

Each lender sets its own rules, so there's no official list. But a house that doesn't look fit to live in yet, or that has serious structural, damp or construction problems, is far more likely to hit trouble. When that happens, the house can usually only be bought by someone who doesn't need a standard mortgage, and fewer buyers usually means a lower price.

If you know a buyer's lender is likely to struggle, it can be worth doing just enough essential work to make the house mortgageable. Ask an agent or a surveyor what that line looks like for your home.

What you have to tell buyers

In England and Wales, your solicitor will ask you to fill in the Law Society's TA6 property information form. Since 30 March 2026, firms in the Law Society's Conveyancing Quality Scheme have had to use the 6th edition for new sales. It asks about things such as:

• extensions and alterations, and whether they had planning permission and building regulations approval
• warranties for work done (for example damp-proofing, roofing or windows)
• insurance claims, and any difficulty getting insurance
• flooding, Japanese knotweed and other environmental matters
• disputes with neighbours

You must answer honestly and as fully as you can. If you genuinely don't know something, "not known" is a proper answer, and it's far better than a guess. Under the Misrepresentation Act 1967, a buyer who relied on a false answer may be able to claim compensation, and in serious cases a court can set the sale aside. Selling "as seen" doesn't change this. Our guide to the TA6 property information form explains how to answer each section.

If work was done without the right approvals, tell your solicitor early. It's much easier to deal with before a buyer's solicitor finds it.

Who buys houses that need work?

Buyer	Pays with	What to expect
Owner-occupier who wants a project	Usually a mortgage	Can pay well, but only if their lender is happy
Developer, landlord or investor	Cash or specialist finance	Prices the cost of the work and a profit into the offer
Auction buyer	Cash or short-term finance, with a deadline to complete	Competitive bidding can help; fees and an uncertain price
Cash house buying company	Its own money	Usually below market value, but quick and certain

When an estate agent is likely to get you more

If the problems are mostly cosmetic, the house is mortgageable and you can wait a few months, the open market usually gets the highest price. The same goes for houses in areas where buyers actively look for projects.

When auction is worth a look

Auction can suit homes that need a lot of work, because the buyers in the room expect projects and competition can push the price up. But there are fees, the price isn't certain until the hammer falls, and an unsold lot means starting again. See selling a house at auction.

When a quick cash sale can make sense

If the house needs major work you can't fund, is costing you money every month, or you simply want it done, a cash sale trades some of the price for speed and certainty. You'll usually get below market value, so it doesn't suit someone whose main aim is the highest possible price and who has time to wait.

We buy homes as they are, so there's nothing to fix or clear first. We make an offer within 24 hours, pay your legal fees and let you choose the completion date, from as little as 7 days. Our offer will be below market value, we explain how we worked it out from recent sales nearby, and there's no obligation to accept. Read what a cash house buyer is before you decide.

Getting a realistic price

A house that needs work is harder to value than one that's ready to move into. To build a clear picture:

1. Look at sold prices for similar homes nearby, both done-up and unmodernised, using HM Land Registry data. Our guide on how to get a house valuation shows you how.
2. Invite two or three agents who have sold run-down homes locally, and ask what they'd list it at as it is.
3. Get builders' quotes for the main jobs, so you know what a buyer will be pricing in.
4. Consider a survey. RICS home surveys come in three levels, and a Level 3 survey is the most detailed. It can show you what a buyer's surveyor is likely to find.

Expect any buyer, whatever their route, to knock the cost of the work off their offer, plus something for their time and risk.

Small jobs that are usually worth doing

If you're selling on the open market, a little effort can widen the pool of buyers:

• Clear out clutter and clean thoroughly, so photos and viewings show the space.
• Fix obvious small things: dripping taps, broken locks, missing light fittings.
• Cut back the garden and clear gutters.
• Gather paperwork: warranties, certificates, building regulations sign-offs and any reports.
• Order an Energy Performance Certificate (EPC) before you market the house. You need one to sell, and it lasts 10 years.

Avoid starting a big job you can't finish. A half-done kitchen or a gutted bathroom can put off more buyers than the original problem did.

A checklist before you decide

• An agent's valuation as it is, and a rough figure for after the work
• Builders' quotes for the main jobs
• A monthly figure for council tax, insurance, utilities and any mortgage while it's empty
• A view on whether a buyer's lender would lend on it as it is
• Your TA6 answers checked, with "not known" where you genuinely don't know
• Paperwork for past work gathered for your solicitor
• A comparison of routes: agent, auction and cash buyer

If the house is struggling to sell already, our guide to a house not selling covers the fixes worth trying before you change route.