The Government has released its consultation on Home Buying and Selling Reform. After a thorough review of all 28 questions, it is clear that this is a moment of profound significance for our profession.
Although the consultation avoids explicitly advocating for the Scottish system, reading between the lines leaves little doubt about the direction of travel. Many of the questions appear heavily weighted towards the concept of a single survey, commissioned by the seller and relied upon by all parties throughout the transaction.
This is not speculation or scaremongering.
This is a sober reading of what is being asked — and what could follow.
We must respond with clarity, unity and conviction.
The RPSA was founded to champion the independent, small-practice surveyor — the backbone of high-quality, consumer-focused surveying across England, Wales and Northern Ireland.
If a seller-driven single-survey model is adopted, with structural similarities to Scotland, the consequences are stark:
đź”´ Zero independents; Scotland now has virtually no independent residential surveyors left.
đź”´ Corporate dominance: The market is controlled entirely by a handful of large firms.
đź”´ Lost consumer choice; Without independents, consumers lose access to truly impartial, bespoke advice.
This is not theory — this is exactly what has already happened in Scotland.
We must heed the warning.
Even before this reform, the consumer awareness landscape is troubling:
A basic seller-commissioned report might appear helpful at first glance — “upfront information” neatly aligned with policy goals — but it risks deepening consumer misunderstanding, flattening the quality of information, and diluting the independence of advice.
Playing devil’s advocate, one could argue that compulsory upfront information improves consistency. But unless the model is designed correctly, it may easily:
We believe this would be highly detrimental to consumers, not beneficial.
It is also important to note the unique way this consultation has been structured.
Many of the questions appear heavily framed. As every surveyor knows, the way you frame an investigation can strongly influence the outcome. Ask a leading question on-site and you’ll almost always get the answer you’ve hinted at. The same principle applies here.
The structure of this consultation could very easily support a policy direction that leans toward a single survey — whether or not that was the intention, and regardless of the wider public interest.
At the same time, the silence from some of the larger organisations is, to say the least, instructive. One might reasonably conclude that a single-survey model creates a very tidy marketplace for certain corporate entities — firms perfectly positioned to capitalise on a centralised, seller-driven reporting system. For some, the potential opportunities are so clear that silence becomes the most strategic response of all.
We must ensure that independent voices cut through that silence.
We cannot allow the future of our profession to be shaped by implication, inertia or quiet self-interest.
Doing nothing is simply not an option.
The RPSA has not been sitting back.
We have ensured that our voice is present at key industry conversations, including:
Across these sessions, the recurring theme is clear:
Everyone acknowledges the need for reform — but no one yet has a workable solution.
This is where the RPSA steps forward.
We are developing a balanced, practical alternative which could support the Government’s aims of fewer fall-throughs and shorter transaction times — while at the same time protecting the essential role of the independent surveyor.
More details will follow soon.
The RPSA will respond formally as an organisation — but this is not enough on its own.
This is a public consultation. Numbers matter.
This is your chance to “vote with your voice” and defend the profession you value.
Failure to exercise our democratic right to respond is, effectively, to accept whatever outcome is given.
The Condition Section: A Cornerstone at Risk
This reform affects every discipline, including:
A corporate-controlled single report model would reshape the entire professional landscape.
Independents are known for producing high-quality, detail-rich condition sections. Under a standardised “lowest common denominator” model, that depth could easily be lost.
This is not just a business risk — it is a standards risk.
This remains a consultation. Nothing is final.
There is no point asking, “What will happen?” — none of us has a crystal ball.
What matters now is that we shape the outcome.
If you have:
…please contact me directly:
andrew@rpsa.org.uk
The meetings I have attended so far have focused heavily on concerns rather than solutions.
If you can help us build the latter, I would very much like to hear from you.
Read the Consultation Here:
Appendix: Full Consultation Question Areas
Upfront Information
Property Logbooks & Digital Data
Reservation Agreements
Improving Consumer Confidence
Industry Capacity & Skills
Technology & Innovation
Climate Resilience & Environmental Information
Overall
Audio overview - click here (slightly cheesy), but useful.
