Buyer guide
How to Check a Property Before Buying: Step by Step
Updated 29 May 2026
To check a property before buying, work through the free public sources first: the Environment Agency flood map, Police.uk crime data, the gov.uk EPC register and the GIAS schools service. Then add paid checks for ground risk, radon and HM Land Registry ownership. HomeBuyerCheck runs the free checks instantly per address and adds the paid ones from 4.99 pounds.
Key property checks and where the data comes from
| Check | Source | Free or paid |
|---|---|---|
| Flood zone | Environment Agency | Free |
| Crime levels | Police.uk | Free |
| Energy rating (EPC) | gov.uk EPC register | Free |
| Nearby schools | GIAS (Get Information about Schools) | Free |
| Council tax band | Valuation Office Agency | Free |
| Ground stability and coal | BGS and Coal Authority | Paid |
| Radon risk band | UKHSA | Paid |
| Legal ownership | HM Land Registry | Paid |
Check a property in seven steps
- Check the flood zone for the address on the Environment Agency flood map and long term flood risk service.
- Review local crime levels on Police.uk for the streets around the property.
- Look up the EPC on the gov.uk energy certificate register to see the energy rating and any improvement notes.
- Find nearby schools and their inspection ratings using GIAS, the Get Information about Schools service.
- Confirm the council tax band through the Valuation Office Agency to gauge running costs.
- Order ground risk and coal mining checks where relevant, using BGS and Coal Authority data.
- Download the HM Land Registry title register to confirm the legal owner before you exchange.
Start with the free checks
Most of the data that matters when buying a UK home is published for free, but it is spread across many government services. Flood comes from the Environment Agency, crime from Police.uk, energy ratings from the gov.uk EPC register, schools from GIAS and council tax bands from the Valuation Office Agency.
Running these early, before you pay for surveys or legal work, helps you spot deal breakers while you can still walk away cheaply.
Add the paid checks that a viewing misses
Some risks are not obvious from a viewing. Ground stability and historic coal mining come from the British Geological Survey and the Coal Authority. Radon risk comes from UKHSA. Legal ownership and any corporate or overseas owner come from HM Land Registry.
These are the checks a conveyancer would normally order during the legal process, but seeing an early indication helps you decide whether a property is worth pursuing.
Doing it all in one place
HomeBuyerCheck aggregates the scattered free sources into one instant report per address, covering flood, crime, schools, EPC, recent sales and council tax at no cost. The 4.99 pound Premium tier adds ground risk, radon and HM Land Registry ownership, and Premium Plus at 6.99 pounds goes further. The free report alone covers the checks most buyers skip simply because they are hard to find.
Check any UK property before you offer
Free instant report; Premium from £4.99 adds ownership, ground risk and AI buyer's verdict.
Frequently asked questions
What should I check before buying a house in the UK?
Check the flood zone, local crime, the EPC energy rating, nearby schools and the council tax band for free, then add ground risk, radon and HM Land Registry ownership checks. These cover the main risks beyond what a viewing shows.
Are property checks free in the UK?
Many are. Flood, crime, EPC, schools and council tax band are all published free by government services. Ground risk, radon and the HM Land Registry title register involve a fee. HomeBuyerCheck runs the free checks instantly and offers the paid ones from 4.99 pounds.
When should I run these checks?
Run the free checks before you make an offer, so you can spot problems while it is cheap to walk away. Order the paid ground, radon and ownership checks once you are serious about a specific property.
Do these checks replace a survey or conveyancer?
No. They are an early due diligence layer that helps you choose which properties to pursue. You still need a survey and a conveyancer, who will order formal searches before you exchange contracts.
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