The Hidden Costs of Homeownership: What the Latest English Housing Survey Reveals

For many homeowners and buyers, the appeal of a property often comes down to location, design, and potential. But beneath the surface, hidden defects can often turn into costly surprises. The latest English Housing Survey (2023-24) highlights some of the most common and expensive issues affecting UK homes, reinforcing the importance of understanding a property’s condition before making a financial commitment.

Structural problems remain one of the biggest concerns. The survey found that serious safety hazards, known as Category 1 hazards, were present in 8 to 10 per cent of owner-occupied and privately rented homes. These can include structural movement, subsidence, and settlement, which are often the most expensive to rectify. The cost of addressing these defects varies widely, from minor repairs to full-scale foundation work, making them one of the most financially significant issues homeowners face.

Roofing problems, though not detailed explicitly in the English Housing Survey, frequently appear in RICS home surveys. In older properties, slipped tiles, deteriorated coverings, and faulty flashing are common, often leading to water ingress and further structural damage. The cost of repairs depends on the extent of the issue. Still, roof replacements or significant repairs can run into thousands of pounds, making this an area that buyers should pay close attention to during the purchase process.

Damp has become an increasing concern, with five per cent of homes affected, the highest level recorded in five years, which, based on my observations, may be a highly underestimated figure. The issue is more common in the private rented sector, where nine per cent of properties reported damp problems, compared to seven per cent in the social rented sector. Condensation is the most widespread form, affecting three per cent of homes, followed by rising damp and penetrating damp, each impacting two per cent. Poor ventilation, inadequate insulation, and structural defects often contribute to damp-related problems, and while some cases can be resolved with simple improvements, others require extensive remedial work.

Energy efficiency is another significant financial factor for homeowners. The survey estimates that upgrading a home to EPC Band C costs an average of £7,320. Although this is a considerable investment, enhancing insulation and heating systems can result in long-term savings on energy bills. The data indicates that 40 per cent of homes now have loft insulation of at least 200mm, an increase from 37 per cent in 2013. Wall insulation has also improved, with 53 per cent of properties now benefiting from either cavity or solid wall insulation, compared to 46 per cent a decade ago. The proportion of homes with full double glazing has increased to 89 per cent, although 11 per cent still lack it, resulting in heat loss and higher energy bills for some households.

Electrical, heating, and plumbing upgrades are another area where costs can quickly escalate. The survey highlights that privately rented homes are least likely to have central heating, with just 86 per cent equipped, compared to 95 per cent of owner-occupied and local authority homes. In older properties, outdated wiring and inefficient boilers remain common, and a full rewire or heating system replacement can be a significant expense, particularly for those purchasing period homes that have not been modernised.

Window and door replacements, while often overlooked, can also have a financial impact. The survey shows that despite the rise in double glazing, a notable proportion of homes still lack it, which can contribute to heat loss and increased energy costs. While upgrading windows and doors requires upfront investment, it remains one of the most effective ways to improve a home’s energy efficiency.

The findings of the latest English Housing Survey highlight the significance of proactive property maintenance and comprehensive pre-purchase assessments. For buyers, commissioning a professional RICS survey can help identify potential issues before they result in costly repairs. For existing homeowners, addressing minor concerns identified early, such as enhancing insulation, repairing minor leaks, or ensuring adequate ventilation, can prevent them from developing into larger, more expensive problems.

As property prices and living costs continue to rise, understanding the financial realities of homeownership has never been more crucial. Whether buying a new home or maintaining an existing one, careful planning and regular maintenance can help avoid unexpected costs.

* BRE Category 1 hazard refers to serious structural defects that pose a significant risk to the health and safety of occupants. Urgent repairs or structural reinforcements are typically required to remove the risk. Local authorities have the power to issue enforcement notices to landlords or property owners if the defect endangers occupants.