I wholeheartedly agree with what anthony harrisson from London has said. It is not true that some of the costs of moving house are just being brought forward, they are being duplicated! In addition the 'no sale no fee' system the British public have enjoyed for so long will go out the window. It baffles me how the government can be so convinced that their ideas are sound, when almost everyone involved in the industry opposes them.

Harry Brunt, Birmingham,

I am a Domestic energy assessor in training and as a home owner as well I can't see why anyone thiinks these HIPS are a bad idea. Apart from the Energy performance certificate there are no additional costs. All the Government are doing is bringing the costs to the front of the process and putting them on the buyer so that if you make an offer on a property you have a better idea about what you are buying. there are more than 80 Home inspectors in London that stat is rubbish!

Alex Persaud, Truro,

I have to sell for financial reasons - where are we supposed to find the money upfront for the HIPS pack and can we afford any delays waiting for the energy inspectors who may be in short supply?
They should at least delay these packs until they have enough trained people. Just another hit on low earners pockets, its all very well for those who live in high equity property, we have to fork out the same amount .

Rowan, staffordshire,

One thing I can tell you all for certain as I work in the industry is that the introduction will achieve little that is positive and could lead to a collapse in the housing market... which lets face it is bad for everyone.

1/ The search information will have to be re-done prior to completion going ahead.

2/ Mortgage companies will not accept any valuation report included as part of a HIP, so this will need to be redone as well.

3/ The energy certificate is a waste of time, it includes for instance lightbulbs..... if anyone is that keen these can be changed by a purchaser for a few pounds.

4/ If as is the case Hips create an imbalance in the market as it seems to be doing this will have an effect on the market as a whole.... this is already happeneing.

This is a dreadfull mistake by the government, and by the way will do precisely nothing to avert Gazumping which is a large part of theri claim for its introduction.

anthony harrisson, london,

Not only will it cost the consumer but this new law to control how and when you can put your home on the market must be considered as an infringement of civil liberties (it will be illegal to put your home on the market until you have got one, or committed to one) even if you decide not to sell or you loose the home of your dreams whilst you are getting the pack in place you will have a financial commitment. Many dip their toe in the water and this could well put them off - probable result - less homes coming to the market, less transactions, detrimental effect on the economy as a whole.

So, Govt legislate that you cannot put your house on the market until you have a energy rating - big deal

Chris
NAEA Immed Past President

CHRISTOPHER HALL, NORWICH, UK

I can't see how these packs will improve the situation for anybody. Originally a survey was included so potential purchasers knew exactly what they were buying so they were less likely to pull out later. Also owners were less likely to market a property with significant or unknown defects. This was abandoned as building societies insisted on their own survey as well, meaning that no time was saved in advance. The same still applies to searches; home owners have to undertake them for the pack, and buyers have to fund second searches to satisfy the building society. None of this affects gazumping.

Now an energy rating has been added, which might be relevant to all homes not just those being sold. It would be interesting to know how many people would change their minds about a house just because of this rating. The Government is just using this to brand opponents "anti green". Ridiculous. The packs might actually cause price inflation by restricting the number of houses on sale.

Austin, London,

Where are people getting a fee of £150 from. The basic cost of a HIP is a minium of just under £350 and most HIP providers are going to be charging in excess of £400/£450,. Stop this nonsense now before it starts. It will not speed up the housing market. You will still be waiting for other searches to be carried out such as mining/enviornmental, chancel as these are not mandatory and will not be supplied. You will still need a valuation and survey for the mortgag lender which more often than not delays the transaction in any event

Beverley Harrison , Leeds , UK

If the government genuinely wants to simplify and make fairer the house-buying process, then simply change the law so that once an offer has been accepted, there are legal consequences to renaging on the agrement. This avoids gazomping and the cost of sales falling through. It is a very simple change and is well established in Scottish law, where the problems of a housebuyer in England and Wales simply do not occur

Peter, London,

Surely potential buyers can get a rough idea of a house's "energy efficiency" just by checking the insulation (if any) in the loft, cavity walls, double glazing, type of boiler etc. I can't see the need for sellers to provide these costly official assessments.

Barry, Wallington, UK

this seems like a lot of paperwork...here in the U.S...you just need to provide the last year's real estate taxes and normally provide the electric and natural gas bills paid for the last year.

Any potential seller with half a brain orders a home inspection prior to closing the sale, which covers all mechanical systems and structural integrity of the house for a few hundred $. The inspection will reveal the age of the HVAC systems and what level of efficiency they provide...and even if they are old and inefficient...buyers just factor that into their offer.

No energy audit need be provided...

jim, arl hts, US, IL

I would be more convinced that HIP's were worthwhile if they were zero rated for VAT. It's just another tax

Christopher, Bovingdon, Herts

No, Tony from London, the Public don't want change they want IMPROVEMENT to the house buying process and this won't provide that! If you want to stop gazumping then address the issue of making an offer/acceptance binding as in France.
And Pete in Edinburgh I hate to break it to you but without a (full structural) survey or even the basic Home Condition Report (which is no longer a compulsory item) sellers can continue to try and hide anything dodgy as before - best you don't rush out to buy full of confidence!
Who in their right minds is going to spend £250,000 on the basis of information provided by the seller? Believe it or not I would rather (& will continue to) pay my solicitor to check the details independently.
The emphasis is wrongly placed on paperwork that will (if the job's done properly) still require raised questions and doesn't address the fundamental issues that delay & frustrate buyers-I agree with Matt Ahleys's comments in this respect.
Not Fit for Purpose!

Robin , Keymer, West Sussex

If real change was needed the most effective route would be to change entirely the ridiculous English system of property transaction contracts. Almost everywhere else in the world an offer is really an offer, in writing and with earnest money up front. Gazumping gone. Meanwhile, gO RICS!

Andrew Combes, Toronto, Ontario

The government has spent millions promoting HIPS and so is not likely to back down without a fight. The problem with them is that people have to pay for all the searches up front, even if they then don't get a sale, and searches have to be updated anyway by the buyer, so there is duplication of effort. Even if they are offered on a "no sale, no fee" basis, someone will end up having to pay the additional cost if the property is finally sold. The main part of the HIP, the Home Condition Report is no longer mandatory and so there is very little real purpose left. Although Yvette Cooper (Housing Minister) is now arguing that the energy certificate is required for the environment there is no reason why a buyer or seller could not be required to obtain this separately without it being part of a HIP. The government also talks about the vested interests being against HIPS, but there is now a huge vested interest for the supporters of HIPS as they have invested millions in the project.

Peter Causton, Birmingham, West Midlands

the governments HIP scheme is flawed.
no energy will be saved with the introduction
of this scheme. the amount of extra journeys
paperwork and burocracy to administer this scheme
will be immense.

as a potential buyer you will not rely on a report
that someone else has commissioned. if a property is remains on the market for any length of time the validity
of the searches will expire meaning they will have to be
redone again increasing cost and work for local councils.

Presently anyone with half a brain can determine whether
a property is energy efficient. one shouldn't have to let a potential low life who perhaps is even a criminal into one's home to tell you what you already know and could quite easliy disclose to a potential buyer in the Sellers Pack
ie so much loft insulation, cavity wall insulation, thermostats on radiators, double glazing, efficient boiler, etc.

Perhaps energy efficiency could be covered in a buyer's survey?

Hotcollar

Hotcollar, peterborough, cambs

Does anyone recollect the Royal Mail fiasco, the new "Consignia" which went down like a lead balloon and was then scrapped and the long-proven and trusted "Royal Mail" reinstated?. This HIP business seems just such another exercise in futility, poorly thought out and then probably scapped, at enormous cost and inconvenience to all involved. We cannot blame the Government for Consignia, but the common denominator here is feeble-minded analysis and foresight.

Piggy Kruger, Bridgwater, UK

In reply to Pete in Edinburgh, I don't believe anyone is suggesting that the £150 bill will cause a crash in the housing market. However, If I am unable to sell my property because (a) I must legally have a HIP before I am allowed to and (b) There is a 2 year waiting list before an inspector is available to give me one then surely even you must be able to see some potential supply/demand impact inherent in this proposal that might cause problems for the housing market?

As an aside, I note that you, in Edinburgh will not be affected by this fiasco inflicted on the rest of us by your Scots pals in Nu-Lab. It's easy to be unworried by the impact of legislation that doesn't affect you personally, isn't it?

Francis, London,

As far as i can tell, all aspects of HIPs are pointless: as an earlier comment says, no-one sensible will rely on an old search (or ideed an old survey - so I disagree strongly with the comments approving these). These documents are a snapshot, good for the moment they are produced, and no later. Equally the energy report: any fool can see if a loft is lagged, but will I be required to leave behind my expensive energy-efficient lightbulbs on sale, or can I replace them immediately after the survey, to reduce my heating costs? If you want to reduce gazumping, change the buying process, don't tinker at the edges with costly cosmetic gestures that mean nothing.

Jan, Crawley, West Sussex

No Estate agent will allow you to do this - it is their necks on the line not the seller as ( in the worst case scenary ) they could be declared unfit to practice.

Richard, Amersham, UK

Would RICS care to explain why they are vociferously trying to prevent HIPs from being introduced yet they are happily profiting from the training of energy assessors (the very people thay wish to put out of work). I would suggest that, at best, this behaviour underhand. Others would call it duplicitous, hypocritical and fraudulent. As trainers of these energy assessors and an accreditation body, RICS will be fully aware of the fact that each and every one of them will be subject to stringent checks - including a CRB check - before they can be accredited and therefore work. They are simply scaremongering.
RICS have been in consultation with the Government over HIPs for over 10 years and have had ample opportunity to present their point of view and help shape home buying reform.
The simple fact is that RICS doesn't want any change to the current process as it profits too much from the status quo and wants to retain its monopoly at all costs.

A Edwards, Raunds, UK

I totally agree to have hips. Seller's are now making so much profit out of proce increases and why shouldn't they bear costs of searches etc which is currently borne by Buyers?
There are lots of solicitors acting for Sellers out there trying to provide as little documents as possible to buyer's solicitors. Therefore, if HIP comes effective, the Buyer's solicitors life will be easier and quicker, which is what the government plans to achieve!
Also, there are solicitors acting for buyers who do not carry out the necessary searches. With HIPs, the buyers are protected!

Danny How, Esher, Surrey

It will be a shame if the attempt to scupper the Home Information Pack (HIP) at the eleventh hour succeeds . Both government and the property industry have spent huge amounts of time and money in the attempt to radically change the way in which property is bought and sold in the UK. It is time RICS, the National Association for Estate Agents and the Tories, woke up to reality - the public wants change, the Ombudsman for Estate Agents wants change and the great majority of professional estate agents want change. The months after HIPs are introduced will be a difficult and testing time for the industry as we learn to work with the new regulations. No doubt, there will be estate agency casualties - but they will be those agents who have made little or no attempt to plan for HIPs in the hope that they will fall at the final hurdle. Here is a fantastic opportunity which should be grabbed with both hands and will be a tragic lost opportunity if the Tories succeed.

Tony Pristavec, London SW16,

£150 - £300 for a HIP! Where on earth did you get those figures? Here in Norfolk a company I know will cahrge £450 plus vat for the basic HIP and £150 plus vat for the energy report totaling £600 plus vat!!

G L, Norfolk,

The press coverage over the HIPs has been at best biased and at worst completely fictitious.

I am training to be a Home Inspector and work for an established firm of Chartered Surveyors. I am currently in the office optimistically re-wording their client terms and conditions to suit the Home Condition report. Interestingly, I’ve had to make very few changes, as the report which was made voluntary after pressure from estate agents and surveyors is basically the same as a Home Buyers survey. Poor reporting of facts and pressure from groups with vested interests have resulted in the removal of this valuable document.

When we were buying our house it took a year as the deeds were incomplete and incorrect. The HIP process may not be smooth initially, but in time all houses will have a set of information which will prevent these type of frustrating problems and expensive delays happening.

If you are selling a house you are likely to be paying for another one, therefore you will on

Harriet, Watford,

What is not widely reported is the interesting fact that another aspect of this reform makes estate agents accountable. For the first time they will have to reveal their immoral profit margins and offer a redress service in cases of complaint. Some (of the decent ones) will actually absorb some of this cost in their huge fees, while others are merely seeking to protect their greed. Nobody can argue against the sense in assessing the energy wasted in each home, and advising new owners how to reduce their costs.

Charles, Glastonbury, Somerset

1. Presumably, RICS are challenging HIPs to protect their own pre-eminent position in the conveyancing process and their own interests, not as the the quote suggests "to protect the public's property interests". RICS is not a benevolent charity!

2. The statement that "RICS fears that the housing market will collapse if Hips go ahead, as there will be a rush of sales before June 1" is clearly a nonsensical rationale for RICS' actions. We are only 2 weeks from the June 1st, so if there were to be a rush of sales or listings, we'd already be seeing that now. And we're not.

3. The writer then says "followed by a downturn as higher interest rates bite and potential sellers are put off by the packs". Well:-
(i) Higher interest rates have nothing to do with HIPs, so their relevance to HIPs is zero.
(ii) If potential sellers were put off by HIPs, this would reduce supply and tend to increase prices, not cause prices to fall as suggested.

In summary, this article is nonsense!

James Brady, London,

If we can get past the idea that every policy a political party proposes has a hidden agenda and actually look at the HIP objectively, it is clear that there is very little extra cost to the vendor. Everything contained in the HIP other than the Energy Performance Certificate (EPC) would have to be paid for anyway as part of the conveyancing process. The EPC is only going to cost at most £150.

If the HIP does cause a depression in the housing market it will be more as a result of the alarmism of the RICS and others.

The crucial question is whether there will be enough Domestic Energy Assessors (DEAs) to produce the EPCs. Unfortunately the Government was very slow in finalising the training qualification process and so most DEAs started there training in February of this year and many will become qualified over the next two weeks. A large wave of DEAs will be added to the current numbers very shortly.

HIPs can improve the sale process - give them a chance.

Douglas Philp, Bristol,

The HIPS concept is fatally flawed. It will deter vendors without speeding up the sales process. The energy reports are statements of the blindingly obvious. I live in part of large Victorian listed country house. We have 5 separate loft spaces. For £150 or so is the inspector going to climb into all of these to check the depth of the insulation – I doubt it! We have 150 year old wrought iron casement windows. Any fool will realise they are not energy efficient. Our walls are a mixture of stone, brick and oak frame (with brick or plaster infill), some very solid, some hollow. What is their thermal efficiency? I do not know and I doubt if a hastily trained inspector will have much idea either! A buyer does not need a report to know we have energy efficient light bulbs. So what? Will they still be there once a sale is completed? As for the searches etc that are required – in a slow market these could be several months old. We should drop the whole idea. It’s a waste of time and money.

Kevin, Kent,

I am a solicitor who buys and sells houses for a living. I don't think HIPs will inprove the system at all. The problem is the delay caused between the acceptance of an offer and exchange of contracts.

Three things usually hold this up:
1) Solicitors raising enquiries.
2) Return of search results.
3) The issuing of a mortgage offer.

HIPs are only required to include a very limited amount of this information. If the government was really consumer focused and wanted to solve the problem it would have made the HIP a much more complete document, like an auction pack normally is, and included ALL the documents any buyer's solicitor and surveyor and mortgagee's valuer would want to see.

HIPs are an expensive waste of time and a wasted opportunity. The energy performance certificate is a nice add on its not essential.

Matt Ashley, Bristol, UK

This mess, like the last and the next, is the inevitable consequence of a government that believes not that it governs us, but that it rules over us. Sadly Cameron, a man who wants rather than believes, wants only a crown for himself, so nothing will change. The UK today is a train wreck in progresss and the only certainty is of more irrevesible damage and individual hurt to come.

Stephen Peddie, Abinger Hammer, Surrey

richard, Effingham, UK - Structural surveys were never included in the HIP it was the Home Condtion Report which was thrown out as mandatory. Buyers have and always will need to conduct their own independant structural survey, HIP or no HIP

G L, Norfolk,

I am selling my house and would not let anyone in without a crb check. Also when buying a house I would take no notice of any govermont survey and would still have my own done!

lorna wilson, Hove, East sussex

Couldnt agree more - once more the electorate treated with comtempt ... and if this Government took no notice of the electorate marching on Downing Street opposing the Iraq war, what hope that will take the slightest notice of us now on our opposition of this ridiculous HIP scheme ... after all, we're just all here to pay their salaries!

KG, Berkshire,

HIPS are estimated to cost about £500 yet the fine for selling a house without one is £200.

It's a nobrainer peeps, save yourself £300.

Sisyphus, Cambridge,

Yes I think this new Home Information Pack is an excellent Idea and will save potential buyer a lot of un-needy cash at a time when they need it the most. My wife and I looked at a number of homes about 15 years ago before my daughter was burn. We paid for a survey. The house fell through. We located a second house. Paid for another survey, at cost another £350.00. If each property had one, first time buyers would not need to pay this outlet and second time buyers would only need the one.

I feel the RICS have more concern about the price and numbers of survey decline than the customers. They may deny this idea but it will not stop them thinking it.

Paul Le Bourn, Lyndhurst, Hampshire

Remarkably RICS have just published their HIP handling guide and are still persuing their traing courses for Domestic Energy Assessors as well as running other training courses that provide a very healthy income that falls as crumbs from the HIP table.
Now, having lined their pockets training members of the public to work within this new industry they want to force a Judicial review as it is in the publics interest.!!
Methinks the only interests that matter are those of RICS and the big cigar smoking executives that take decisions on how to spend their members subsciptions in oak panelled rooms drinking large brandy's.

Gordon, Burton upon Trent, England

Ruth Kelly has made a dog's dinner with EVERY department she had been put in charge. So, now she is is in charge of HIPS.
Guess, how that will end.

P Stewart, Kent, UK

This is an appaling abuse of privilege by a once respected professional body that has clearly lost its way. The housing market is in dire need of reform, and coupling this with an important energy efficiency development is a brilliant government strategy to counter the criticisms of the many vested interests that want to maintain the status quo.

This legal challenge is the death rattle of a (literally) dying organisation.

Mike Samphier, Kelso, UK

Chaos, what chaos? I require a certificate of exemption (that does not exist) to produce a certificate of energy efficiency, to sell my house. Double glazing- refused.Solar panels for heating - refused.Solar panels for hot water - refused, etc, etc. I live in Kirklees,in a converted old mill, one of hundreds of converted mills in Yorkshire. In short I will be penalised for being inefficient because any attempt at efficiency or greening is refused. Do I make sense !!!? Can you?

james hazan, huddersfield, U.K

Yet more lies from RICS (all Domestic Energy Assessors <B>must</B> have a Basis CRB check before they can join an Accreditation Scheme and they <B>must</B> belong to an Accreditation Scheme to work as DEA). It's also a shame that another opinion (from say RICS' competitors in the training and accreditation of DEAs - NHER) wasn't sought to give a more balanced view.

Emma C DipDEA, London,

They could be a burglars charter given that the 'surveyors' don't require CRB checks. What an opportunity it will give them to 'case the joint', with the assistance of the owner.

kerry livermore, London, England,

From what I understand, the only people who will benefit from the govt scheme are the training companies who are "training" the inspectors and the inspectors who will be able to increase their charges due to demand and the fact prices will not be properly regulated. Was this the objective? I doubt it.

Debbie Price, Sunbury,

As an estate agent in Southwark we took the opportunity to implement free HIP's for any vendors up until 4 May.

We had a very limited response and as of todays date the HIP's that have been instructed on havent even now had the EPC Inspector contact them to arrange to see the properties to produce the certificate.

As of June 1st we will not be able to bring to market any property without certain required information that needs to be included in the HIP's.

As of now the experience of HIP's seems to be that it will create even more delay.

Patrick, London, United Kingdom

HIPs is one of the best things to come along in years for house buyers. The only problem is that the government did not insist on a full structural survey.
No industry likes change but the lengths that RICS and some estate agent bodies have gone to in order to resist this improvement is ludicrous!

M Warren, Stoke on Trent, UK

Hear, Hear, Mr Rogers of SW

It is really quite extraordinary that a Government, so unimaginably incompetent, has managed to hang on to its power for so very long.

Mind you, Mr David Cameron appears to be a clone of Blair in a twin-set and pearls. Perhaps thats one reason?

We are surrounded by a sea of mediocrity

Mike, London,

This was an idiotic idea from the start. It should be scrapped rather than postponed. More taxpayers money wasted on pointless projects by this incompetent government.

CA, Manchester, UK

HIPs will do very little to improve the home buying process. To achieve that aim a much more radical reform is needed. The improvement agenda has been hijacked by the government so that - at the home sellers' expense - they can comply with an EU Directive to provide Energy Performance Certificates for all homes and be seen to be 'Green'. It's a complete con for Ruth Kelly and Yvette Cooper to say that the packs are good for the consumer. They aren't. Not a single industry body, nor the Consumers Association, backs these packs and they should be scrapped - leaving the EPC as a standalone document required at exchange of contracts.

Nick Salmon, Northampton,

The RICS have had over 10 years to consult with the Government on proposals to improve the home buying process. Not only that but they have taken millions of pounds of trainees who have trained with them to become Home Inspectors and Domestic Energy Assessors. The RICS are a shambles. They talk about criminal recors bureau checks on these Home Inspectors and Energy Assessors yet not one of their own RICS Chartered Surveyors have gone through this process. As a qualified Home Inspector I have been thoroughly vetted. The RICS have brought about this challenge purely to safeguard their own membership which was being dissolved by these new Home Inspection candidates.

alan disney, Sheffield, UK

With Ms Kelly running the show disaster is inevitable.

alan bond, lancaster, e

The home information pack was supposed to help buyers have consistent, independent information about properties and was supposed to stop the nonsemnse of multiple structural surveys being carried out by potetial buyers. Now that our incompetent government and civil service have withdrawn the structural survey from the pack we now see the shambles of just having an energy survey and potentially an out of date local authority search.

Who is to be made accountable for this pathetic peformance. Well the answer is clear no-one! Who will pay for it the poor house owner. Labour couldn't run a sweet shop let alone a country

richard, Effingham, UK

Housing market collapse due to £150 bill for sellers. !!

That wil be 0.1% on the profit for a lot of sellers, or the difference between the lowest two removal quotes, or the cost of replacing the light bulbs the previous owners took with them

What complete utter nonsense.

It will however hurt the seller with something dodgy to hide. This can only be a good thing. Meanwhile let all those first time buyers take heart as prices drop in this pre-hips glut. Another good thing.

Pete, Edinburgh,

Yet another example of labor messing around with something it doesn't understand. 2.4 Million properties are successfully sold every year under the old system - it works, don't meddle with it. As a buyer, I would be extremely unlike to rely on a seller pack and would still instruct my own solicitors and my own surveyors to do an independent check - before parting with my money. As far as energy efficiency is conerned - not sure it will influence a buy decision. Introducing a rating that peope do not fully understand will only create further confusion in the market

Sanjay Khanna, london,

The packs are a waste of time and the whole system of buying and selling shows a lack of common sense.

The most important part of the purchase is the survey and this was removed. But it would be better if a single seller had to do a single survey rather than multiple buyers!

All part of Blair's legacy!!!

Phil Evans, London,

HIPs is a great idea because it will involve the employment of thousands of home inspectors. Assuming that employees will not vote against their paymasters these inspectors will represent even more potential labour voters at the next election. Every new law which has been implemented by this government has the same objective and has little to do with improving the lot of the Great British Public. It's the hidden agenda. With their voting power, all of these new employees, together with those on benefit could well keep New Labour in power regardless of what the Conservatives might promise as an alternative.

Paul Savage, Lambourn, UK

HIPS...
not thought through
no proper debate,
no proper consultation with related agencies
A minister who hasn't a clue extolling the virtues of same
Next, imposition of the scheme regardless
The electorate treatedwith contempt.....
The sum of the above Equals our Govermant of today!

mike, oxford, england

Yet another mess up by a government that cannot control itself, let alone the countrys' economy.
Did I mention the other difficulty for all our futures..GB!

Rogers, SW,

When I put my house up for sale each viewer will be charged for a copy of the HIP. There's no way I'm paying for them to decide whether or not they want to buy my house!

John, Warwick, UK