Selling Your Non Standard Construction House

Non-standard construction houses can be a grey area in property for some of us. In some cases, we may even be selling one, unaware that it's causing a large portion of buyers to stop dead in their tracks and do an about-turn. Not ideal when you're eager to sell your house quickly…

The reason is that non-traditional construction is much as it sounds: unorthodox. It's anything but the usual type of housing, and it can be tricky to spot. So, as you'd expect, it's often a reason why buyers, as well as lenders, tread with caution (eyebrow raise).

However, that's not to say that selling non-standard construction houses has to be difficult. In fact, when you're clued up on how to sell one of these kooky properties, it's actually quite straightforward. In some cases, it could even be as quick, if not quicker, than your average property sale.

So, what does non-standard construction actually mean? Are there any specific types of non-standard construction houses that you should be particularly aware of? We reveal all.

Table of Contents

• What is non-standard construction?

• Is non-standard construction insurance hard to get?

• Is there such a thing as a non-standard construction mortgage?

• Do estate agents have to tell you about non-standard construction?

• Types of non-standard construction houses explained

• How to sell non-standard construction houses fast

• Frequently asked questions

What is non-standard construction?

If a property is referred to as 'non-standard construction’ (or ‘non-traditional construction’), it's a sign that either the way it was built or the materials that were used differ from those typically used to construct a house.

So, in terms of materials, this could be properties that feature a large amount of timber, concrete or even metal or glass in their construction. 

In terms of building methods, this could be a house built via panel assembly (prefabricated panels) or an eco house that’s sunken into the ground to preserve the environment. Regular viewers of Grand Designs will know what we're getting at here.

In short, non-standard construction is a technical way of saying that your home is one of a rare breed. It could be a product of an outdated building method, hold a certain heritage or use building materials in a rather unique fashion.

Of course, that's not a bad thing. Granted, it may make it harder for you to sell and insure, but often properties of non-standard construction are amongst the most desirable out there, be that through the eyes of a homeowner or an investor.

Estimates vary when it comes to how many non-standard properties there are in the UK—First Select Mortgage Brokers has the number at around 700,000, which is around 3% of the nation’s housing stock, while Certain Surveyors has the figure at more than three times that at 10%, which would be the equivalent of about 2.3 million houses.

Is non-standard construction insurance hard to get?

Insuring a house of non-standard construction is entirely possible, but you may have to overcome a few (slight) hurdles.

The process may not be as simple as it would be with a regular home—indeed, who you approach for insurance may be slightly more specialist in nature. With that in mind, here are a couple of the hurdles that you can expect:

• Your choice of insurers will decrease: Insurers operate on the basis of risk, so very few will be jumping at the chance to insure anything that's non-standard construction. Reliable homes are how they make their money and, as we all know, alternative construction methods bring their own host of potential issues and costs. Most of those will require specialist attention to rectify and that doesn't come cheap.

• The price of your insurance will be above average: As homes of a non-standard construction are a bigger insurance risk, the cost of a premium will almost always be above average. Costly repairs mean a steep premium, as both specialist knowledge and materials required to fix a property like this come at a price. What's more, these specialist insurers will be well aware that your options are limited, so they may even jump at the chance to charge you more simply because they can.

• Acceptance may be liable to a home inspection: With these types of properties not exactly being ‘run of the mill,’ there's a solid chance that an insurer will only grant you cover once your property passes a home inspection. This is because insurers want to be doubly sure about what they're insuring and confident about its condition and market value. 

Is there such a thing as a non-standard construction mortgage?

Yes, you can get a non-standard construction mortgage, but there is a caveat.

The risks associated with this type of property mean that lenders will usually look for a larger deposit, i.e. a lower Loan to Value (LTV). In some cases, they may also charge a slightly higher interest rate, but that will differ depending on the provider, as alluded to on Go Compare’s website here: 

Why is getting a mortgage on a non-traditional build more expensive? Here are three reasons: 

• There are greater costs associated with this type of property, which could hamper your ability to make repayments.

• The actual market value of the property is less stable, perhaps because of reliability or stigma with that type of property. Cladded flats are a prime example of this.

• If you default, the lender will likely find it both harder and slower to recoup their losses, due to the property's lack of saleability.

FYI: If you're planning on building a non-standard construction home, then you need a different type of loan, namely, a self-build mortgage. Get one of these and not only could you build something as extravagant as a Huf Haus, but it could also work out cheaper. For a self-build mortgage, you typically only need a 5% deposit. Here’s Moneysupermarket’s description of a self-build mortgage: 

Do estate agents have to tell you about non-standard construction?

Just like they won't tell you about legal disputes or anything else that may put you off, estate agents will sell you a house on a 'sold as seen' basis. Remember, estate agents want to sell the property for the best price, which is put at risk if they deter the majority of buyers with thoughts of high insurance costs and complex house repayments. 

Detecting whether a property is non-standard construction or not is a job for either you or your chartered surveyor.

TIP: While agents can withhold information (an art most try to perfect), they cannot lie. So, a shortcut for any buyer is to simply ask the question.

Types of non-standard construction houses explained

Generally speaking, there are a few aspects of non-standard houses that help you identify them over standard constructions—here’s a quick comparison of the common features:

Now that you're clued up on the ins and outs of non-standard construction and its implications, let’s clarify what properties actually fall into this category. 

Non-standard construction property types

Prefab houses vs modular homes

Call it prefab or modular, it means much the same thing—the house was built using pre-manufactured parts that are assembled to create a house.

The easiest way to think of these non-standard properties is like a supersized Airfix kit, which sits on its own permanent foundation.

These types of homes not only tend to be cheaper than the average home, but quicker to build, too—they can usually be fully built in a matter of months.

Practically all listed properties

Any listed property of specific historical interest, be that because of its age, location or the fact it's been home to someone influential, can be a non-standard construction.

Listed properties are often exempt from demolition or forms of modernisation. The cost of maintaining them isn't budget-friendly either, as everything done to enhance a listed property has to be done in the best interest of the building.

A BISF house

BISF houses are another form of non-traditional construction. They're also a form of prefab house, as they're made by panels manufactured off-site.

The majority of BISF houses were manufactured during the 1940s to offer cheap, affordable housing.

At the heart of a BISF house, you'll find a lightweight steel frame, which in itself explains the name; BISF is short for British Iron and Steel Federation. From the outside, though, you wouldn't see much in the way of metal.

The frame of a BISF is clad with metal, but then covered in render. And yet, despite their non-standard construction, it was said that BISF houses would have much the same lifespan as a house built of bricks (around 100 years).

Due to their non-standard nature, BISF houses can be trickier to secure mortgages on, but it’s certainly not impossible. In its ultimate guide to BISF houses, the Home Selling Expert outlines a few things you can do to improve your chances of getting a mortgage on such a property: 

1. Talk to local surveyors

2. Contact local building societies

3. Speak to a mortgage broker

4. Lower your LTV ratio

5. Be transparent from the outset

Airey houses

These post-war homes are another form of prefabricated concrete house and were the brainchild of Sir Edwin Airey.

The houses were designed specifically to make better use of the limited raw materials remaining after the war. The structure consisted of prefabricated concrete columns that were reinforced with metal tubing salvaged from ex-military trucks.

However, unlike BISF houses, which were being built around the same time, Airey houses weren't so successful. The common issue with Airey houses was the corrosion of the steel supports—something that deeply compromised their structure and could very easily make a property unsafe. This is why you can find a large number of Airey houses in disrepair today.

Their non-standard construction means that many buyers and, indeed, lenders tend to avoid them.

FYI: Do you have an Airey house in a state of disrepair? You can find them listed on the Housing Defects Act, which suggests that, at one point, the government was offering financial support to help restore or mend these types of houses. 

Cladding flats

Since new regulations were introduced after the fire at Grenfell Tower, many high-rise flats have become a form of non-standard construction. The reason? Cladding.

While not all cladding is flammable, much of it is—the highly flammable types are:

• ACM (Aluminium Composite Material)

• HPL (High Pressure Laminate)

• MCM (Metal Composite Material)

If your property is clad in any of the above, chances are it'll fail its fire safety checks and be deemed unmortgageable.

Timber-frame houses

You can't get more non-standard construction than a timber frame house.

Whether the frame is made of oak, cedar or Douglas fir, it's likely to be something that buyers look twice at before making an offer.

This is most likely due to the common misconception around the fragility of wooden houses—thanks to new technology, though, modern timber houses can last for centuries and, in some instances, outlast their brick-built rivals.

Extravagant eco homes

Fuse Grand Designs with our urge to reduce CO2 emissions and what do you get?

An eco house. In other words, a house specifically geared towards sustainability and minimising its impact on the environment.

You can often find these sunken into the ground and with a roof covered in vegetation (usually grass) in an effort to make them 'blend in' with the surrounding countryside.

The houses themselves are also often made of eco-conscious materials and feature a whole host of eco-focused perks like rainwater harvesting, layered glass and solar panels to reduce their dependency on resources.

Then again, the extravagancy of eco-houses is very often what limits their appeal to buyers, as you're buying into way more than just a property—you're buying into a way of life.

How to sell non-standard construction houses fast

When it comes to actually selling a non-standard construction home, how you do so (and do so quickly) can be a challenge, especially when you consider that non-standard homes affect house repayments, home insurance and reliability—all of which take a toll on the pool of interested buyers.

Two ways that’ll likely land you in difficulty when it comes to selling a non-standard property are: 

• Part exchange schemes: Many developers have reams of eligibility criteria, which tend to typically only favour the average house. Non-standard houses aren’t your typical money-maker for a property developer.

• On the open market: Combine the hunt for a niche buyer with the time it takes to market and push a property through to completion and you'll soon see why this can be a tough route.

Anyone buying a non-standard property on the open market will want to carry out a Level 3 building survey to dig into more detail than a Level 2 survey would reveal—this is because such properties are more likely to need repairs than most. Novello Chartered Surveyors explain the necessity of a Level 3 survey for prospective buyers:

Aside from that, there are a couple of viable options for selling a non-standard construction property: 

• Auction off your property: Local property auctions tend to have quite a few non-traditional constructions for sale. It might be a good option for a quick completion, but there are still some fees involved.

• Cash buyer companies: You can also sell quickly to a cash buyer company like us, which is as fee-free as it is stress-free when it comes to selling a non-standard house.

It’s possible to sell your house in as little as a week with us and it doesn’t matter where it is or what condition it’s in—we will buy any house quickly and efficiently, so it can be a great option if you have experienced difficulties elsewhere. 

Frequently asked questions