Material information
Material information is what a buyer or tenant needs to know about a home before deciding to view, offer or rent, set out in the property listing.
Material information is the information a buyer or tenant needs to make an informed decision about a property. Estate and letting agents are expected to include it in their listings, so people know the key facts before they arrange a viewing.
It applies to homes for sale and to let in England and Wales. Leaving out something material, or presenting it in a misleading way, can break consumer protection law.
What it covers
Listings usually set the information out in three parts. The first covers costs and terms every buyer will face: the price, the council tax band and the tenure. For a leasehold home that includes the length of the lease, the ground rent and the service charge.
The second covers the physical home: the property type, how it is built, the number and type of rooms, the electricity, water, sewerage and heating supply, broadband, mobile signal and parking.
The third covers matters that apply only to some homes, such as flood risk, building safety issues, restrictions and rights of way, planning permission nearby, accessibility features and past coal mining in the area.
The law behind it
The duty comes from consumer protection law, which bans misleading actions and misleading omissions. Since 2025 that law has been in the Digital Markets, Competition and Consumers Act 2024, which replaced the earlier regulations.
The National Trading Standards Estate and Letting Agency Team had published detailed guidance on material information. It withdrew that guidance on 8 May 2025 when the new Act took over. The Competition and Markets Authority enforces the Act and can fine traders directly. The duty itself still applies, and agents continue to use the same three parts.
Where it fits in a sale
Material information comes at the start, in the listing. It does not replace the checks made later. During conveyancing the buyer's conveyancer still raises enquiries and runs searches, and a home survey looks at the condition of the building.
An energy performance certificate is a separate legal requirement for most homes being sold or let, and is usually shown with the listing.
Using it with sold prices
Material information describes one home. Sold prices for the street and postcode show what similar homes have actually sold for. Reading the two together helps you judge an asking price. Our guide to asking price vs sold price explains how.
| Applies to | Homes for sale and to let |
| Law | Digital Markets, Competition and Consumers Act 2024 |
| Enforced by | Competition and Markets Authority |
| Trading standards guidance withdrawn | 8 May 2025 |
Related terms
Council tax band · Leasehold · Conveyancing · Energy Performance Certificate · Asking price · Home survey