Pull Out Following Environmental Search?

Chubba

Hello

Just after people’s experience of environmental surveys please…

We’ve just received the result of the Environmental Search for a house we’re looking to buy and it’s definitely caused us some concern to the point we’re considering pulling out. It’s around the land stability citing it’s a former landfill site (that ceased being as such since 1985 and that the waste is of the inert type) and that there is a potential for ground dissolution.

From my basic research it says that housing developments since the 90’s (this particular house was built 2000) needed to have passed strict planning control/permissions whereby it needed to satisfy the local authority that it’s done the necessary remedial work to ensure the land is safe and sound to build on. Is that correct?

We’re considering getting an Environmental Consultant to do further investigations but ultimately if we’re concerned now what is the likelihood their opinion would change our mind? Would it change yours if in their professional opinion it’s actually nothing to worry about?

I would be interested to hear from people who have been in a similar situation. I’m aware that search reports (and surveys) would say bad things that could ‘potentially’ happen so as to limit their liability but is this thing too big to ignore?

The estate has around 100 houses and like I said was built around 2000. Our mortgage has already been approved for this house from Halifax. Due to Halifax’s size I would’ve thought a few houses at least would have a mortgage with them (but that is just an uneducated guess) so they seem happy about the risks. Or with this search now in my possession do I have to disclose to them of this potential land stability risk?

user1977

You don't seem to have evidence that there's anything actually wrong. Have you checked the planning papers for the development? I'd have thought it likely that there would have been surveys for ground stability / contamination done at the time. Any indication from prices etc that anybody else has similar concern?

Chubba

Thanks User1977

Whilst it’s not conclusive evidence (or indeed any evidence), isn’t the fact that it’s been highlighted in a search report a sort of evidence? Sorry that’s not me being argumentative or sarcastic, it’s a genuine question as I don’t really know. 

How would I go about finding the planning papers for the development?

Price wise, it’s (and other properties in the development estate) are priced lower than indicative values according to Zoopla but then again I thought that’s normal in the county where I live as house prices in general around my area have been reducing (my own included)

Albermarle

Or with this search now in my possession do I have to disclose to them of this potential land stability risk?

AFAIK, your solicitor has to inform the mortgage company of any information of significance. In any case I would be pretty sure the Halifax will be aware of it anyway,

user1977

Chubba said:

Whilst it’s not conclusive evidence (or indeed any evidence), isn’t the fact that it’s been highlighted in a search report a sort of evidence? Sorry that’s not me being argumentative or sarcastic, it’s a genuine question as I don’t really know. 

How would I go about finding the planning papers for the development?

It's evidence that it used to be a landfill site, but I doubt that's particularly surprising or concerning in itself. There's nothing "wrong" about building on such sites as long as it's been done properly.

For planning details you look on the website for the relevant planning authority - they might have info online, though for things going back to the 90s it might need a more manual search.

Bigphil1474

There's a hundred houses that have been there 25 years and some will have been bought and sold a few times, so maybe 50-100 owners? If the search is just saying there's some risk due to the nature of the site , then personally I wouldn't be worried. If there's some specific risk with that property due to its location on the site , then I might be concerned. Maybe ask your current house insurers how they see the risk?

housebuyer143

The environmental report simply states it was a landfill site which is accurate. My house was built on a landfill in 2003 and there are no issues at all with it or any other surrounding houses. My mother's house was built on an old landfill in 1960 and there'd never been any issues with her house. 

As you say, new properties especially would have gone through planning and accounted for any land instability when building.

user1977

Bigphil1474 said:

Maybe ask your current house insurers how they see the risk?

I doubt insurers will tell you anything beyond what their premium would be for that postcode (which will take into account claims history etc). They don't ask "is the house built on an old landfill site" so you don't need to chat to them about it specifically.

Tiglet2

My late parents' property was built on a landfill site in the early 1960s.  The landfill site hadn't been used for at least 15 years before that.  The property was owned by my parents from 1964 to 2024 a (sold it after the second parent passed away) and there was never any problem with it, such as subsidence or heave, or their health.  The property was one of hundreds built there.  The properties are regularly bought and sold.  When selling, the Environmental Search showed that the property was built on landfill, which caused my buyer's solicitor to raise enquiries about it.  I agreed to purchase the indemnity policy for the buyer, for the sake of the sale, but don't expect they'll ever need it.

aussie_in_wales

Personally I would get an environmental consultant to undertake some due diligence in terms of the type of permit which was in place at the site. I know you said it was inert waste but having worked in consultancy at two of the UK regulators previously, there are many of these older landfill sites, classified inert landfills which could have had non-inert wastes  deposited into them.

Depending on what they find you could get some gas monitoring done inside the house,for example under stairs (or in other confined areas) to ensure that there is no evidence of landfill gasses such as methane infiltrating the house.

These are more extreme measures but could help to alleviate your concerns.

MysteryMe

Are there any signs that the houses that have been built and lived in for quarter of a century show any sign or subsidence, are there any local news articles that suggest there are problems on that estate due to being built on landfill or people being affected by gasses?  Ask the people who actually live there. I do think it worth speaking to an insurance broker, not an online service, with regards to house insurance premiums. Premiums are based on risk / claims so if there have been claims made from that estate relating to the land it was built on, the insurance will be higher than average as will the excess.