TA6 Services Section Explained: Utilities, Heating & Drainage

When you sell a property in England or Wales, the TA6 Property Information Form requires you to provide detailed information about your home across 14 sections. Section 12 \u2014 the services section \u2014 is one of the most practical parts of the form. It asks about every utility and service connected to the property: electricity, gas, water, drainage, heating, broadband, and more.

Getting this section wrong \u2014 or leaving questions unanswered \u2014 almost always triggers additional enquiries from the buyer's solicitor, which slows the transaction. This guide explains exactly what Section 12 asks, how to answer each question accurately, and what to do if your property has non-standard services such as a septic tank, private water supply, or leased solar panels.

What does Section 12 of the TA6 cover?

Section 12 of the TA6 form asks you to confirm which utilities and services are connected to your property. For each service, you need to state:

• Whether the service is connected (yes/no)
• Whether it is mains or private
• The name of the supplier or provider
• Whether any service pipes, cables, or drains run through neighbouring land to reach your property (or vice versa)

The services covered include electricity, gas, water, drainage, telephone, and broadband. The form also asks about heating systems and any shared or communal service arrangements. If your property has renewable energy installations such as solar panels, these should be disclosed here as well.

Electricity

Most properties in England and Wales are connected to mains electricity. You will need to confirm the connection and name your electricity supplier. If you are unsure who your Distribution Network Operator (DNO) is, you can check via the Energy Networks Association website \u2014 Ofgem regulates the retail market, but the DNO manages the physical infrastructure.

If your property has had a full rewire, a new consumer unit installed, or any other significant electrical work, this is typically disclosed in Section 4 (alterations) rather than Section 12. However, if the work resulted in a new or upgraded electricity supply, it is worth mentioning here as well. If you hold an electrical installation certificate, keep it to hand \u2014 the buyer's solicitor may request a copy.

Three-phase electricity

Some older or rural properties have a three-phase electricity supply. If yours does, state this clearly. It is not a problem, but the buyer should be aware as it affects how the supply is managed and may be relevant to their plans for the property.

Gas

If your property is connected to mains gas, confirm this and name the supplier. Mains gas is distributed by regional gas distribution networks and retailed by the supplier you pay your bills to. If you have a gas safety certificate from a recent Gas Safe registered inspection, mention it \u2014 although a gas safety certificate is not a legal requirement for selling a freehold property, having one can reassure the buyer and their surveyor.

If your property is not connected to mains gas, state this clearly and describe the alternative fuel source: oil, LPG (liquefied petroleum gas), electricity, or solid fuel. Properties that rely on oil or LPG typically have a storage tank on site, which should also be disclosed. Note any maintenance agreements and the date of the last service.

Water supply

The vast majority of properties in England and Wales receive water from a regional water company regulated by Ofwat. You will need to confirm that mains water is connected and name the supplier. If you are not sure which water company serves your address, Ofwat's website provides a postcode lookup tool.

Private water supply

If your property does not have mains water and instead relies on a private supply \u2014 such as a borehole, well, or spring \u2014 this must be clearly stated on the TA6. Private water supplies are regulated under the Private Water Supplies (England) Regulations 2016 and must be registered with your local authority. The water should be tested at least annually to confirm it is safe to drink.

When completing the form, include:

• The type of supply (borehole, well, spring, or other)
• Whether it is registered with the local authority
• The date of the most recent water quality test and the results
• Any treatment system in place (UV filter, chlorination, etc.)
• Whether the supply is shared with any neighbouring properties

Private water supplies are a common source of additional enquiries, particularly from mortgage lenders. Providing comprehensive information upfront helps avoid delays.

Drainage

Drainage is one of the most frequently misunderstood parts of the services section. You must confirm whether your property drains to the public sewer (maintained by the regional water and sewerage company) or to a private system. The buyer's solicitor will usually order a drainage search from the water company, which shows the location of public sewers and confirms whether the property is connected. Any discrepancy between your TA6 answers and the drainage search results will be flagged immediately.

Septic tanks and cesspits

If your property has a septic tank or cesspit, you must disclose this and provide details including:

• The type of system (septic tank, cesspit, or small sewage treatment plant)
• The approximate age and capacity
• The emptying frequency and name of the contractor
• Whether the system discharges to a soakaway or a watercourse
• Whether you hold an Environment Agency permit or rely on the General Binding Rules

Since January 2020, the Environment Agency's General Binding Rules require septic tanks that discharge directly to a watercourse (rather than a soakaway) to be replaced with a small sewage treatment plant. If your septic tank discharges to a watercourse and has not been upgraded, you should disclose this \u2014 the buyer and their solicitor will need to understand the cost and timeline for compliance.

Shared drains and the 2011 transfer

Many properties share drains with neighbouring homes. Under the Private Sewers Transfer in October 2011, most shared sewers and lateral drains serving two or more properties were transferred to the ownership of the regional water and sewerage company. This means maintenance responsibility now sits with the water company, not the homeowner. If your shared drain has transferred, state this. If it has not (which is unusual), note that it remains privately maintained and explain the maintenance arrangements.

Heating systems

Although the TA6 does not dedicate a standalone section to heating, the services section is where you should describe your heating arrangements. Buyers and their solicitors want to know:

• The type of heating system (central heating, electric, underfloor, etc.)
• The fuel source (mains gas, oil, LPG, electric, solid fuel, or heat pump)
• The type and approximate age of the boiler or heat source
• Whether the system has been regularly serviced

Boiler type and age

Buyers frequently ask about the boiler, so it is worth noting the make, model, and approximate installation date. If the boiler is relatively new and under manufacturer's warranty, mention this. If the boiler is older (15 years or more), the buyer may factor in replacement costs. A recent boiler service record or landlord gas safety certificate will provide supporting evidence.

For properties with an Energy Performance Certificate (EPC) rating, the EPC report includes details of the heating system and its efficiency, which the buyer will also see.

Oil and LPG heating

If your property uses oil or LPG for heating, disclose the location and capacity of the storage tank, whether it is above or below ground, and the date of its last inspection. Oil tanks must comply with the Control of Pollution (Oil Storage) (England) Regulations 2001, which set requirements for secondary containment (bunding) for tanks over 200 litres. If your tank is not compliant, this may be raised by the buyer's surveyor.

Solar panels and renewable energy

If your property has solar panels, a wind turbine, a ground-source or air-source heat pump, or any other renewable energy installation, disclose it in the services section. The key information to provide is:

• The type of installation (solar PV, solar thermal, heat pump, etc.)
• The date of installation and the installer
• Whether the system is owned outright or subject to a lease or power purchase agreement (PPA)
• Whether the system receives payments under the Feed-in Tariff (FiT) or the Smart Export Guarantee (SEG)
• The annual generation output and any export income

Ownership status is critical. If the solar panels are leased, the lease will need to be assigned to the buyer as part of the sale. Leased panels have caused complications in property transactions because some lenders are reluctant to approve mortgages on properties with long-term leases attached to the roof. Ofgem's guidance on the Smart Export Guarantee confirms that FiT and SEG registrations can be transferred to a new owner, but this requires paperwork and can take several weeks.

If the panels are owned outright and were installed under the Microgeneration Certification Scheme (MCS), provide the MCS certificate number. This gives the buyer confidence that the installation was carried out to an approved standard.

Broadband and telephone

The TA6 asks whether a telephone line and broadband connection are available at the property. You should confirm:

• Whether a landline telephone is connected
• Whether broadband is available and the type of connection (ADSL, fibre-to-the-cabinet, or full fibre)
• The current broadband provider

While the TA6 does not ask for broadband speed, the National Trading Standards material information guidance (updated in 2022) now requires estate agents to include broadband speed and mobile signal information in property listings. Providing this detail on the TA6 as well demonstrates transparency and can help the buyer's solicitor tick off their due diligence more quickly.

Service charges for shared services

If your property shares any services with neighbouring properties \u2014 for example, a shared access road with communal lighting, a shared drainage system, or a communal water supply \u2014 you should disclose the arrangement and any associated charges. This is particularly common in:

• Properties on private estates with estate management charges
• Rural properties with shared private water supplies or shared septic tanks
• Properties with shared drives that have communal lighting or maintenance obligations

Provide the amount of any charges, who they are paid to, and the frequency of payment. If there is a deed of covenant or management company agreement governing the shared services, mention it and make a copy available to your solicitor.

Pipes, cables, and services crossing other land

One of the most important questions in Section 12 asks whether any pipes, cables, or drains serving your property cross a neighbour's land, or whether any services serving a neighbouring property cross yours. This matters because:

• If your services cross a neighbour's land, you need a legal right (an easement) to maintain and access them
• If a neighbour's services cross your land, the buyer needs to know that a third party has a right of access

Check your title register at HM Land Registry for any recorded easements. If services cross neighbouring land but no formal easement exists, disclose this honestly \u2014 the buyer's solicitor may request that an easement be established or that indemnity insurance be taken out before exchange of contracts.

Known issues with services

If you are aware of any problems with the services at your property, you must disclose them. Common issues include:

• Low water pressure or intermittent supply
• Drainage blockages or a history of flooding from drains
• An ageing boiler that is due for replacement
• Electrical supply issues such as tripping or insufficient capacity
• Poor broadband connectivity despite a nominal connection
• An oil or LPG tank that does not meet current regulations

Honesty here is essential. The buyer's surveyor or a specialist inspection may reveal these issues anyway, and undisclosed problems can lead to misrepresentation claims after completion under the Misrepresentation Act 1967.

Quick reference: how to complete Section 12

The following table summarises the key information you need for each service:

Tips for answering the services section accurately

1. Check your utility bills. Your most recent bills for gas, electricity, water, and broadband will confirm each supplier and the type of connection.
2. Download your title register. Available for \u00a33 from HM Land Registry at gov.uk. This shows any recorded easements for services crossing other land.
3. Dig out boiler service records. A recent service record or gas safety certificate gives the buyer confidence and reduces follow-up questions.
4. Contact your water company about drainage. If you are unsure whether your drainage is mains or private, your water company can confirm. The buyer's solicitor will order a drainage search anyway, so accuracy matters.
5. Gather solar panel documentation. If you have panels, collect the installation certificate, FiT/SEG confirmation, and any lease or PPA agreement.
6. Say "Not known" rather than guessing. If you genuinely do not know the answer to a question, write "Not known" and explain why. This is far safer than an incorrect answer.

Sources

• Law Society of England and Wales \u2014 Property Information Form (TA6), 4th edition, 2020
• Ofgem \u2014 Smart Export Guarantee guidance: ofgem.gov.uk
• Ofwat \u2014 Water company postcode lookup: ofwat.gov.uk
• Environment Agency \u2014 General Binding Rules for small sewage discharges, January 2020: gov.uk
• Private Water Supplies (England) Regulations 2016 \u2014 legislation.gov.uk
• Control of Pollution (Oil Storage) (England) Regulations 2001 \u2014 legislation.gov.uk
• Misrepresentation Act 1967 \u2014 legislation.gov.uk
• HM Land Registry \u2014 Search for property information service: gov.uk/search-property-information-service
• National Trading Standards Estate and Letting Agency Team \u2014 Material information guidance, 2022: ntselat.gov.uk

Related guides

• TA6 Utilities and Services: Common Questions
• TA6 Section 6: Utilities and Services

Frequently asked questions