Selling a 1960s House: Common Issues and How to Prepare

The 1960s was one of the most prolific decades for housebuilding in the UK. Driven by post-war housing demand and the expansion of suburban estates, millions of homes were built using construction methods and materials that were standard at the time but now present specific challenges when it comes to selling.

If you own a 1960s house, you are likely to encounter questions from buyers, surveyors, and mortgage lenders about asbestos, flat roofs, wiring, wall ties, and construction type. This guide covers the most common issues, explains what buyers and their advisers will be looking for, and sets out the practical steps you can take to prepare your property for a smooth sale.

Why 1960s houses attract extra scrutiny

Properties built in the 1960s sit in an awkward middle ground. They are not old enough to have the character appeal of Victorian or 1930s houses, and they are not new enough to benefit from modern building standards. The decade saw rapid construction, cost-driven design, and the widespread use of materials — particularly asbestos — that are now recognised as hazardous.

Surveyors conducting a homebuyer report or building survey on a 1960s property will routinely flag the following areas for further investigation:

• Asbestos-containing materials in ceilings, floor tiles, soffits, and pipe insulation
• Flat roof coverings that have exceeded their design life
• Cavity wall tie corrosion caused by mild steel ties degrading over six decades
• Outdated electrical installations that predate modern safety standards
• Non-traditional construction such as precast reinforced concrete (PRC) panel systems
• Single-glazed windows in original steel or aluminium frames

Understanding these issues and preparing for them before you list your property gives you control over the narrative and reduces the risk of last-minute price renegotiations.

Asbestos in 1960s houses

Asbestos is the single most common concern associated with 1960s properties. The UK did not ban the import and use of all forms of asbestos until 1999, and during the 1960s it was used extensively in residential construction. Common locations in a 1960s house include:

• Artex textured coatings on ceilings and walls
• Vinyl floor tiles and the adhesive used to fix them
• Pipe lagging and boiler flue linings
• Soffit boards and fascias made from asbestos cement
• Cement roofing sheets on garages and outbuildings
• Insulating boards behind electrical fuse boxes

Asbestos-containing materials (ACMs) that are in good condition and undisturbed are generally considered low risk by the Health and Safety Executive (HSE). You are not legally required to remove ACMs before selling a domestic property. However, you should be aware that the buyer's surveyor will almost certainly note their suspected presence and recommend further investigation.

Commissioning a management asbestos survey before marketing costs between £150 and £400 and provides a clear record of what is present, where it is, and what condition it is in. This removes uncertainty for the buyer and can prevent the chain of events where a surveyor flags suspected asbestos, the lender requests a specialist report, and the sale stalls while one is arranged. For more detail on how asbestos affects a sale, see our guide on asbestos when selling a house.

Flat roofs: the 1960s signature issue

Flat roofs are a defining feature of 1960s domestic architecture. They appear on extensions, garages, porches, and in some cases the main roof structure itself. The original flat roof coverings of the era — typically three-layer built-up felt or bituminous sheeting — had a design life of 15 to 25 years. Any original covering is now over 60 years old and almost certainly past the point of reliable weatherproofing.

What buyers and lenders look for

Mortgage lenders are cautious about flat roofs. Some lenders restrict lending where the flat roof covers more than 25% to 30% of the total roof area. Even where they do lend, they may require:

• A flat roof report from a qualified roofing surveyor confirming the roof is in serviceable condition
• Evidence of recent repair or replacement with a modern system (EPDM rubber or GRP fibreglass)
• A guarantee from the roofing contractor covering at least 10 to 20 years

What you can do before selling

If your flat roof is in poor condition — showing ponding water, cracking, blistering, or evidence of leaks — replacing it before marketing is one of the most cost-effective improvements you can make. A new EPDM or GRP flat roof system for a typical rear extension costs between £1,500 and £4,000 and comes with a manufacturer's guarantee of 20 to 25 years. This removes the issue entirely and avoids the price negotiations that inevitably follow a poor survey result.

If the roof is in acceptable condition, obtain a written report from a roofing contractor confirming its current state and estimated remaining life. This gives the buyer's surveyor and lender the evidence they need without the cost of a full replacement.

Cavity wall ties and structural concerns

The 1960s marked the transition to cavity wall construction as the standard for UK housebuilding. While cavity walls provide better thermal performance than solid walls, the wall ties used in 1960s construction were typically made from mild steel rather than the stainless steel or galvanised steel used from the 1980s onwards. After six decades, these ties are prone to corrosion, particularly in exposed locations and areas with high rainfall.

Signs of wall tie failure

• Horizontal cracking in the mortar joints at regular intervals (typically every six courses of brickwork, corresponding to the vertical spacing of the wall ties)
• Bulging or bowing of the outer leaf of brickwork
• Rust staining visible on the external mortar joints

A wall tie survey, carried out by a specialist using a borescope or metal detector, costs between £200 and £500. If corroded ties are confirmed, replacement using stainless steel mechanical ties typically costs £1,000 to £3,000 for a semi-detached house. If your property shows any of the signs above, it is worth investigating before marketing. A buyer's surveyor will flag suspected wall tie failure, and the resulting further investigations can add weeks to the transaction. For guidance on how structural issues affect a sale, see our guide on selling a house with structural cracks.

Electrical wiring and consumer units

The original wiring in a 1960s house is now over 60 years old. While there is no legal requirement to rewire before selling a domestic property, the wiring in most unimproved 1960s houses will not meet current BS 7671 standards and may fail an Electrical Installation Condition Report (EICR).

Common electrical issues in 1960s properties include:

• Rubber or lead-sheathed cables that have degraded over time
• Original fuse boxes without residual current devices (RCDs)
• Insufficient socket outlets leading to the use of extension leads and adapters
• Lack of earthing to modern standards

A full rewire for a three-bedroom 1960s house typically costs between £3,500 and £6,000. If this is not financially viable before selling, obtaining an EICR (£150 to £300) at minimum gives the buyer a clear picture of the work needed and demonstrates good faith. For a detailed breakdown of costs, see our guide on electrical rewire costs before selling.

Non-traditional construction: PRC and system-built homes

A significant number of 1960s houses were built using non-traditional construction methods, particularly precast reinforced concrete (PRC) panel systems. These were used extensively by local authorities to build housing estates quickly and cheaply. Common system types from the 1960s include Wimpey No-Fines, Reema, Wates, and Unity.

Non-traditional construction creates a specific challenge when selling because:

• Many mortgage lenders will not lend on properties of non-traditional construction unless they have been repaired under a recognised PRC repair scheme
• PRC repair schemes involve overcladding the concrete panels with traditional brickwork and typically cost £20,000 to £40,000 or more
• If your property has been repaired, you will need the PRC repair certificate and details of the scheme used, as the buyer's lender will require these documents
• Unrepaired PRC properties are generally restricted to cash buyers, which significantly reduces the buyer pool and sale price

If you are unsure whether your 1960s house is of non-traditional construction, your solicitor can check the title deeds and any available building records. A structural engineer can also carry out an inspection and provide a report confirming the construction type.

Damp, insulation, and energy efficiency

1960s houses were built before modern insulation standards existed. While many have been improved over the decades, the following issues are common in properties of this age:

Cavity wall insulation problems

Many 1960s cavity wall properties had insulation retrofitted under government-funded schemes. While this improves energy performance, it can cause problems if the insulation was installed incorrectly or if the cavity was not suitable for filling. Signs of failed cavity wall insulation include damp patches on internal walls, mould growth, and a musty smell. If your property has these symptoms, you should investigate before listing, as the buyer's surveyor will flag damp issues. For more on this topic, see our guide on damp and selling a house.

EPC ratings

An unimproved 1960s house will typically achieve an EPC rating of E or F. However, relatively straightforward improvements can make a meaningful difference:

For guidance on costs and how to improve your rating before selling, see our guide on EPC costs and how to improve your rating.

Windows, doors, and building regulations

Original 1960s windows were typically single-glazed steel or aluminium frames. Many homeowners have replaced these over the years, but if window replacements were carried out after April 2002 — when Building Regulations Part L began to apply to replacement windows — the buyer's solicitor will request evidence of compliance. This means either:

• A FENSA certificate from the installer (for installations by a FENSA-registered company)
• A local authority building control completion certificate (for installations by non-FENSA companies)

If you replaced windows after 2002 and do not have either certificate, your solicitor can arrange indemnity insurance to cover the buyer and their lender against the risk of enforcement action. This is a common solution for 1960s properties where window replacements were carried out without the correct documentation.

What to disclose on the TA6 form

The TA6 Property Information Form requires you to disclose known issues with the property. For a 1960s house, the following sections need particular attention:

• Section 7 (Environmental matters) – disclose the presence or suspected presence of asbestos-containing materials. If you have had a survey, attach it.
• Section 5 (Services) – if the electrical installation has not been updated, note this. If you have an EICR, provide it.
• Section 6 (Alterations, planning, and building control) – disclose any work carried out to the property, including window replacements, extensions, loft conversions, and rewiring, along with whether building regulations approval was obtained.
• Section 3 (Boundaries) – 1960s estate houses often have ambiguous boundary arrangements. If there have been any boundary disputes, disclose them.

Full and honest disclosure on the TA6 protects you from future claims under the Misrepresentation Act 1967 and the Consumer Protection from Unfair Trading Regulations 2008. It also builds trust with the buyer, which helps keep the transaction on track.

Preparing a 1960s house for sale: a practical checklist

1. Commission an asbestos management survey. Identify what is present and its condition. Cost: £150 to £400.
2. Inspect the flat roof. If it is in poor condition, obtain quotes for replacement. If it is serviceable, get a written report from a roofing contractor.
3. Obtain an EICR. Understand the condition of the electrics and whether a rewire is needed. Cost: £150 to £300.
4. Check the wall ties. If you see horizontal cracking in the mortar joints, arrange a specialist wall tie survey.
5. Confirm the construction type. If your house is of non-traditional construction, establish whether it has been repaired and locate the repair certificate.
6. Gather certificates. Collect FENSA certificates for window replacements, gas safety records, and any building regulations completion certificates for alterations.
7. Order an EPC. This is a legal requirement before marketing. Consider whether cost-effective improvements could lift the rating.
8. Complete the TA6 form early. Disclosing known issues upfront saves time during conveyancing. This is exactly the kind of preparation that Pine helps sellers manage.

How 1960s issues affect property value

The impact of 1960s-specific issues on your sale price depends on the severity of the problems and whether they have been addressed:

In most cases, addressing issues before selling costs less than the price reduction a buyer will negotiate. The exception is PRC repair, which is a significant investment and needs to be assessed on a case-by-case basis. For guidance on how survey findings affect negotiations, see our guide on common survey issues in house sales.

Comparing 1960s houses to other eras

Every decade of UK housebuilding has its own characteristic issues. Understanding where 1960s houses sit in comparison helps you set realistic expectations:

1960s houses are not uniquely difficult to sell, but they do require sellers to be more proactive about identifying and disclosing era-specific issues. The good news is that most problems have well-established solutions, and preparing for them before marketing puts you in a strong position.

Sources

• Health and Safety Executive – Asbestos in the home (hse.gov.uk)
• HSE – Managing asbestos in buildings: A brief guide (INDG223)
• RICS – Home Surveys: Guidance for surveyors providing RICS Home Survey services, 4th edition (rics.org)
• BRE – Assessment of existing high-alumina cement concrete construction in the UK (bregroup.com)
• GOV.UK – A guide to energy performance certificates for the marketing, sale, and let of dwellings
• FENSA – What is a FENSA certificate? (fensa.org.uk)
• The Law Society – Property Information Form (TA6), 4th edition, 2020
• UK Finance Lenders' Handbook – Valuation and survey requirements (ukfinance.org.uk)
• IET – BS 7671 Requirements for Electrical Installations (theiet.org)
• GOV.UK – Building Regulations Part L: Conservation of fuel and power

Related guides

• Selling a 1970s House

Frequently asked questions