Selling a house with fire damage in the UK is absolutely possible — but it comes with a unique set of challenges.
Fire affects more than just the physical structure of a property. Consequently, it can impact the property’s market value, insurability, and even your legal responsibilities as a seller.
That said — you’ve got options. And in this guide, we’ll walk you through exactly how to navigate the process, step by step. Whether you’re selling it “as is” or after repairs, this article will help you understand your rights, responsibilities, and the smartest way forward.
The Immediate Aftermath of a Fire
Before you think about putting the property on the market, there are a few essentials to get sorted first.
Ensure Safety and Notify Insurers
Your first move? Call the fire brigade — even for smaller fires. They’ll assess the situation and make sure it’s safe.
Next up: contact your home insurance provider. They’ll typically send a loss adjuster to assess the damage and determine what’s covered.
This step is crucial — not just for repairs, but also for understanding what kind of financial cushion you might be working with moving forward.
Get a Fire Damage Assessment
You’ll also want to hire an independent structural surveyor.
Their job? To assess the integrity and safety of the building. They’ll tell you what’s cosmetic versus what’s genuinely dangerous — which is exactly the kind of intel a buyer (or their mortgage lender) will eventually want too.
It’s worth also getting a restoration or rebuilding estimate from a professional contractor. This gives you a clearer picture of repair costs, which will help inform your next big decision: to fix or to sell as-is.
Document Everything
This might feel like admin overload, but documentation is your best friend here.
Make sure you:
- Take photos of all visible damage.
- Keep all receipts and records related to:
- Temporary accommodation
- Clean-up or safety measures
- Any insurance communications
Having everything in one place now will save you a lot of stress (and time) later.
Understand Your Legal Obligations
Before you list the property — even for a private sale — there are some important legal responsibilities you can’t skip.
Do You Need to Disclose Fire Damage?
Short answer: Yes.
Under the Property Misdescriptions Act 1991 (now replaced by the Consumer Protection from Unfair Trading Regulations 2008), you are legally obliged to disclose any material facts that could affect a buyer’s decision.
That includes:
- The fact a fire occurred
- The extent of the damage
- Whether it’s been repaired (and how)
Even if the fire happened years ago, you’ll still need to answer truthfully on the TA6 Property Information Form, which is part of the standard conveyancing process in England and Wales.
Hiding this sort of information could not only derail the sale — it could land you in legal trouble later on.
Mortgage and Title Implications
If your home is mortgaged, you’ll also need to notify your lender right away. They’ll want to be involved in any insurance claim and may have to sign off on the sale if there’s any outstanding loan.
You’ll also want to:
- Check the title for any restrictions
- Ensure the property isn’t subject to enforcement notices (like a Dangerous Structure Order from the local council)
If there are issues, these may need to be resolved before you can legally transfer ownership.
Should You Repair or Sell ‘As Is’?
Now for the big decision — do you fix the damage and try to sell at market value? Or do you sell the house in its current condition?
Let’s break down both options.
Selling After Repairs (The Restoration Route)
Pros:
- You’ll likely attract more traditional buyers
- You may be able to sell at or near full market value
- It will be easier for buyers to get a mortgage
Cons:
- Repairs can cost anywhere from £10,000 to £100,000+
- It could take months or even years to fully restore
- You’ll need to coordinate contractors, insurance and compliance checks
This route makes sense if you have:
- Insurance cover for repairs
- The time and money to wait out the process
- No urgent need to sell quickly
Otherwise…
Selling Without Repairs (‘As Is’)
Pros:
- You can sell much faster
- You’ll avoid hefty repair costs
- The process is far less stressful
Cons:
- The sale price will usually be lower (up to 20–40% below market value)
- Most mortgage lenders won’t lend on fire-damaged homes
- You’re limited to cash buyers, developers, or specialist property investors
This is often the right call if:
- You don’t have the funds (or energy) for repairs
- You need to relocate urgently
- The insurance payout doesn’t cover full restoration
Valuing a Fire-Damaged Property
Now let’s talk numbers.
A fire-damaged property doesn’t follow the usual “location, location, location” valuation formula. While location still matters, condition and rebuild cost play a bigger role in what your property’s actually worth.
Who Can Value It?
You’ve got a few options here:
- RICS Surveyor – Offers a formal valuation. Especially helpful if your insurer, mortgage lender, or buyer needs a trusted figure.
- Auction House Valuer – Useful if you’re selling the property at auction.
- Specialist Cash Buyers – They can give a fast, no-obligation valuation based on local market conditions and property specifics.
What Affects the Value?
Several key factors come into play:
- Structural Damage – The more serious it is, the more it knocks the value.
- Extent of Restoration Needed – Cosmetic issues are negligible. Structural ones are expensive.
- Current Market Demand – Are property developers or investors active in your area?
- Local Comparables – What similar properties (damaged or not) have sold for nearby?
The goal here isn’t to find the “highest number.” It’s to find a realistic number — one that reflects the condition, risk, and time investment a buyer will be taking on.
Again, the way forward here will be to get a RICs valuation. We appoint one for you, for free. As part of this, we’ll make you a cash offer for the property after we have the valuation. Get in touch for your free property valuation.
How Property Rescue Helps
Let’s be honest — selling a fire-damaged house through traditional routes can be slow, expensive, and incredibly stressful.
That’s where we come in.
At Property Rescue, we specialise in buying problem properties — including those affected by fire — quickly and for cash.
Here’s how we make it easy:
- We buy any property in any condition — even if it’s been severely damaged.
- No need for repairs or tidying up — just leave it as is.
- Free, no-obligation offer within hours.
- We cover all legal fees, surveys, and paperwork.
- No estate agents. No fees. No delays.
- Exchange contracts in 1- 7 days.
- Fully FCA-regulated and a founding member of the National Association of Property Buyers.
We’ve helped hundreds of UK homeowners move on from fire-damaged homes without the usual hassle or costs.
If speed, certainty, and simplicity matter to you — this route might be exactly what you need.
Frequently Asked Questions
Can I sell my house if the insurance claim is still ongoing?
Yes — but it gets a bit more complex.
You’ll need to negotiate with both your insurer and your buyer. The key issue is who receives the insurance payout. In some cases, it’s possible to transfer the benefit of the claim to the new buyer, but this should be handled carefully and with legal advice.
Can buyers get a mortgage on a fire-damaged house?
In most cases — no.
Unless the property has been fully restored and certified safe, most lenders won’t touch it. That’s why your pool of buyers will generally be cash-only — investors, developers, or companies like us.
Will I still owe my mortgage lender if I sell for less than I owe?
Potentially.
If the sale price + the insurance payout doesn’t cover your outstanding mortgage, that’s called negative equity. You’ll need your lender’s permission to sell — and in some cases, they may write off the shortfall, or allow you to pay it over time.
At Property Rescue, we can help negotiate with your lender to make this process as smooth as possible.
Sell Without Stress, Even After a Fire
A house fire is traumatic enough. Selling the property afterward shouldn’t be.
Whether you choose to repair or sell “as is”, you now know your options — and the steps to take.
If you’re looking for a way to sell quickly, avoid fees, and move on with your life, Property Rescue is here to help.
We’ll make you a fair cash offer, manage all the paperwork, and complete the sale on your timeline — no stress, no surprises.
