Buying a House Without a HETAS Certificate
A log burner or open fire can be a home's heart, bringing warmth, comfort and an attractive aesthetic. Solid fuel stoves must comply with specific building regulations, like a boiler or a gas heater. The certificate of compliance is called a HETAS (Heating Equipment Testing and Approval Scheme) certificate.
What are the rules when buying a house with a woodburner?
You must have a HETAS certificate
If the woodburner was installed in or after 2011, it must comply with building regulations. If the installation was signed off at the time, a HETAS certificate should be present. If it has been lost or damaged, replacement certificates are inexpensive.
You must only burn permitted fuels
Your solicitor will tell you if your searches show the property is in a smoke-controlled area. If so, you may only burn smokeless fuel, like anthracite, unless the stove is a newer, DEFRA-approved, eco-friendly model.
You must have relevant planning permission
If the home is listed or in a conservation area, it will require planning permission. Otherwise, it will likely fall under permitted development.
You must have a carbon monoxide alarm
Carbon monoxide alarms must be installed in any room containing any fixed combustion appliance, except gas cookers. This will protect you from even a HETAS-compliant stove installation in case of any new or unexpected leaks.
You must review the maintenance history & keep up with sweeps and servicing
Chimneys should be swept two to four times a year when burning wood, or once yearly when burning smokeless fuel. Certificates of each sweep should be kept on record.
The system should be serviced yearly. If a HETAS-approved technician has conducted this, there will be a servicing & safety record sheet for each occasion.
The woodburner must be on the TA10
If the woodburner is not included in the TA10, the seller could take it with them when they move out. It is safest to ensure the fixtures and fittings form reflects your expectations, including the stove, the fire surround, and the mantlepiece.
What happens if the required HETAS certificate is missing?
A solicitor cannot give a valid report on title to a lender without the required certificate. If you want to go ahead with the purchase, the seller may need to get retrospective sign-off, but this often means the engineer will remove and reinstall the system so they can guarantee the work meets building regulations, rather than risk signing off on someone else's work.
The reinstallation cost can be thousands of pounds, which can be mitigated with building regulations indemnity insurance, which is usually enough to satisfy the lender. However, this provides no safety protections, so following the other safety precautions outlined above is crucial.
What documents should be present?
- HETAS Certificate of compliance
- Instructions manual
- Chimney sweeping certificates
- Servicing record
- Planning consent (if required)
Should I buy a house without the HETAS certificate?
Your solicitor will ask the seller about the installation, any additions or alterations they have made, and for details and the relevant permissions and consents.
A HETAS certificate should be present if the installation happened in 2011 or later. If one was never issued, you may still proceed with the purchase by obtaining indemnity insurance.
If you can get the seller to agree, insurance should be seen as a temporary fix to get through completion. If there are any safety concerns regarding the log burner, the reinstallation cost should be factored into price negotiations.
Bear in mind that the stove itself may now be outdated by current building regs, meaning a compliant installation may require the purchase of a brand new stove.
Make sure you use a HETAS-registered installer and keep your certificate safe for future use.
When buying a home, we always recommend you have a RICS Home survey appropriate for the property's size, age and condition. Ask your surveyor to pay particular attention to the stove or fireplace and its surrounds. The RICS Survey is designed to protect you from unexpected costs and dangers after completion.
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Caragh Bailey is a Lead Property Content Specialist at SAM Conveyancing, having joined the firm in 2020. With a portfolio of over 150 technical conveyancing, house survey and mortgage guides, she has become a primary authority on the end-to-end sale and purchase process.
Caragh specialises in complex legal workflows, including Help to Buy redemptions, equity transfers, shared ownership structures, trust deeds for tax planning, and joint ownership disputes. Her expertise extends to leasehold reform and RICS home surveys, where she provides clear, factual guidance on independent legal advice for specialist mortgage products and intricate ownership structures.
Andrew Boast FMAAT is a qualified accountant, conveyancing specialist and author with over 25 years of experience in the UK property sector. Since beginning his career in 2000 within established SRA and CLC-regulated conveyancing solicitor firms, Andrew has overseen the legal journeys of more than 75,000 clients.
He is the author of the property guide 'How to Buy a House Without Killing Anyone' and a frequent contributor to mainstream UK media on legislative updates, property law, first-time buyer guides, conveyancing best practices, and stamp duty changes. Andrew specialises in resolving complex title issues, property conflict disputes, and property tax options, streamlining the enquiry process to reduce transaction times and maintaining a client-friendly focus.
