Is It Time to Reintroduce the Home Information Pack?

Back in 2007, the government introduced the Home Information Pack (HIP) — a short-lived attempt to make the homebuying process faster and more transparent. The idea was to give buyers key documents up front, before a property was even marketed. Three years later, the scheme was scrapped, widely criticised as ineffective and burdensome.

But today, with property transactions still plagued by delays and fall-throughs, is it time to revisit the concept — and this time, get it right?

What Was the HIP Meant to Do?

The original HIP was designed to front-load key information about a property, making it available to prospective buyers before a sale was agreed. This included title documents, local authority searches, and an Energy Performance Certificate (EPC), among other items.

In theory, this would:

Reduce the time between offer and exchange
Give buyers greater upfront clarity
Cut down on sales falling through due to surprises or delays

Unfortunately, the policy was undermined by poor implementation and lack of integration with the wider homebuying process.

Why Did It Fail?

A number of structural flaws contributed to the HIP’s downfall:

Upfront cost burden: Sellers were required to pay for the pack before listing, which discouraged early market testing.
Variable quality and regulation: Many packs were produced by unregulated firms, leading to errors and inconsistencies.
Lack of legal trust: Buyers’ solicitors often disregarded the documents, particularly searches, and insisted on repeating the work.
No tailoring to property type: A rigid, checklist-style pack was applied to all properties, regardless of complexity or condition.
Lenders disengaged: Perhaps most significantly, most mortgage lenders did not accept the contents of the pack, requiring their own searches and valuations—undermining one of the core aims of the initiative.
Lack of a detailed survey: With no RICS survey included, buyers were still left uncertain about potential defects and risks. Many proceeded to commission their own surveys anyway, adding delay and cost to the process.

Lenders: A Key Part of the Problem

One of the HIP’s greatest weaknesses was its failure to gain acceptance among mortgage lenders. For a HIP to have real impact, it needs to be trusted by the parties that matter most in the transaction chain—yet lenders had several objections:

Searches were often out of date, and therefore not acceptable for lending purposes.
No lender-grade valuation was included, meaning buyers still had to commission separate valuations to secure finance.
Information was not always reliable, particularly when compiled by non-professionals.
Leasehold details were often inadequate, missing critical elements such as service charge accounts or ground rent clauses.

As a result, buyers and their solicitors routinely duplicated the work contained in the HIP—nullifying any potential time or cost savings.

What Would a Modern HIP Need to Succeed?

If the HIP were to be reintroduced today, it would need to be more than just a repackaging of the 2007 version. To be effective—and trusted—it would require:

Regulated, professional preparation: Legal documentation should be compiled and signed off by solicitors or licensed conveyancers.
Digitally verifiable and time-stamped searches, accepted by lenders and conveyancers across the board.
A suitable RICS condition report or building survey, with the level of detail determined by a qualified MRICS surveyor based on the property type.
Inclusion of a lender-compatible valuation, or integration with a recognised mortgage valuation process.
Leasehold-specific data, including ground rent summaries, service charge accounts, and (where applicable) building safety certification.

Crucially, this information would need to be standardised, current, and easily accessible via a secure digital platform—removing duplication and restoring confidence.

A Better Fit for the Market Today?

While HIPs failed in the 2000s, the environment has changed. Today’s buyers and sellers are more digitally aware, legal technology is more advanced, and the pressure on the property system is greater than ever.

A modernised HIP, properly regulated and professionally implemented, could:

Reduce transaction delays
Increase certainty for buyers and lenders
Improve fall-through rates
Save money by cutting duplicated effort

Above all, it would allow serious buyers to make better-informed decisions sooner, helping to create a more transparent and efficient property market.

The Importance of Professional Judgement

Not every property needs the same level of inspection or disclosure. A modern flat may only require basic reporting, while a thatched cottage in a conservation area may warrant a full building survey.

Any revived HIP system must allow for professional discretion. Qualified MRICS surveyors should be responsible for determining the appropriate level of inspection—just as solicitors must advise on legal documentation and risks. Imposing rigid requirements would only repeat the mistakes of the past.

A Missed Opportunity — or an Idea Worth Reconsidering?

The original Home Information Pack was flawed in execution but sound in principle. It failed largely because it was rushed, inconsistently regulated, and lacked buy-in from key stakeholders—particularly lenders and conveyancers.

But with the right oversight, digital infrastructure, and professional standards, a reformed HIP could become a valuable tool—not just for buyers and sellers, but for the property market as a whole.

Trusted advice in a changing property landscape

Whether or not the Home Information Pack returns in future, one thing remains clear: early preparation and professional guidance can make all the difference when buying or selling a property.

At David Cosby Chartered Surveyors and Estate Agents, we combine surveying expertise with in-depth market knowledge to help our clients navigate every stage of the property journey — from accurate valuations and pre-sale advice to condition surveys and legal support.

If you are thinking of selling, or would simply like advice on preparing your property for the market, we would be pleased to assist.

The Return of the HIP?