Author: timdurman

Why giving your mortgage a proper review could be one of the most useful financial jobs you do this year

Mortgages have a habit of becoming part of the furniture.

You arrange the deal, the monthly payment leaves your bank account and, for the next few years, it can be tempting to forget all about it.

But that could be a mistake.

Around 1.8 million fixed-rate mortgages are due to come to an end during 2026, according to UK Finance¹. At the same time, the mortgage market remains changeable. Moneyfacts reported in August that average fixed mortgage rates had started rising again after several months of falls².

That does not mean rates will necessarily continue to rise. Nor does it mean everybody should rush to remortgage.

It does mean there is a strong case for knowing where you stand.

Don’t wait for the letter from your lender

If your current fixed or discounted mortgage deal is approaching its end date, one of the most important things you can do is start looking early.

Do nothing and you will normally move onto your lender’s Standard Variable Rate, or SVR, when your existing deal expires. An SVR can be higher than other mortgage rates available and can change at the lender’s discretion³.

MoneyHelper recommends starting to shop around around six months before a current fixed or discounted deal ends³.

That does not mean committing to a new mortgage six months early. It means giving yourself time.

Time to understand what your existing lender will offer. Time to look elsewhere. Time to check your paperwork and affordability. And time to make a considered decision rather than a rushed one.

Staying put might be right. Moving might be right. The important thing is to compare.

Remortgaging does not automatically mean changing lender.

Your existing lender may offer you another mortgage product, usually known as a product transfer. In some circumstances this can be relatively straightforward³.

But convenience does not necessarily make it the most suitable choice.

Alternatively, another lender may have an option that better suits your circumstances.

This is where simply looking at an online mortgage table can fall short.

The question is not just: “Which mortgage has the lowest rate?”

It is: “Which mortgage is most suitable for me once everything is taken into account?”

The cheapest-looking mortgage is not always the cheapest mortgage

A striking headline rate can grab your attention, but there may be much more going on underneath it.

Product fees, valuation costs, legal costs, cashback, incentives and early repayment charges can all affect the overall cost³.

Your loan-to-value can matter too. If your mortgage balance has fallen or the value of your property has changed, you may now sit in a different loan-to-value band, potentially changing the products available to you.

Then there is the mortgage itself.

Would you prefer the certainty of fixing your payments for a period, or are you comfortable with payments that can change? Do you want the ability to make overpayments? Are you planning to move home? Does your mortgage term still make sense? Could your income or household circumstances change?

The mortgage with the most eye-catching rate is not necessarily the mortgage that best answers those questions.

This is where a mortgage broker can earn their keep

A mortgage broker does considerably more than search for a rate.

A good mortgage review should look at the bigger picture, including:

• what your existing lender may be able to offer you;
• alternative mortgages available through the broker’s service;
• the overall cost of different options, including relevant fees and charges;
• your income, expenditure, equity and borrowing requirements;
• early repayment charges on your existing mortgage;
• how long you expect to remain in the property;
• the level of payment certainty or flexibility you want; and
• whether the mortgage you arranged several years ago still fits your circumstances today.

A broker can also help navigate lender criteria.

Two borrowers with similar incomes and apparently similar mortgages may not receive the same options. Employment type, credit history, existing commitments, property type, loan-to-value and individual lender criteria can all make a difference.

Rather than applying speculatively and hoping for the best, a broker can help identify which options may be appropriate before an application is submitted.

What if mortgage rates fall after you have found a deal?

This is one reason why starting early can be useful.

Mortgage pricing can change quickly, in both directions.

If a suitable mortgage has been arranged in advance and the market subsequently changes before completion, it may sometimes be possible to review the position again. Whether you can change to another product will depend on the lender, the mortgage, timing and your circumstances.

Equally, waiting indefinitely in the hope of a cheaper mortgage arriving carries its own risk.

Trying to predict exactly where mortgage rates will be in three or six months is difficult. Wholesale funding costs, inflation expectations, competition between lenders and wider economic developments can all influence pricing⁴.

A more practical approach is to understand the options available now, make a plan and keep that plan under review.

And what if your deal isn’t ending yet?

A mortgage review is not only useful when a fixed rate is about to expire.

Your finances may look very different from when you last arranged your mortgage.

Perhaps your salary has changed. You have become self-employed. Your family has grown. You are considering moving. You have built up more equity. You want to overpay. Or perhaps reducing the mortgage term has become more important to you.

MoneyHelper suggests regularly keeping your mortgage under review, even outside the period immediately before a deal ends³.

That does not mean changing mortgage for the sake of it. Switching while an early repayment charge applies can be expensive and may make little financial sense.

It simply means knowing whether your current mortgage is still doing the job you need it to do.

The mortgage market will keep moving. Your plan does not have to stand still.

With so many homeowners refinancing during 2026, there will inevitably be plenty of headlines about mortgage rates moving up, down or sideways.

What matters more is your own position.

If your mortgage deal finishes within the next six months, or if you have not reviewed your mortgage for some time, speak to us.

We can look at your existing mortgage, discuss what has changed since you arranged it, consider the options available through our service and help you understand what may be suitable for your circumstances.

Because when it comes to one of the biggest financial commitments most of us will ever make, it is worth looking beyond the headline rate.

Your home/property may be repossessed if you do not keep up repayments on a mortgage or other debt secured on it.

There may be a fee for mortgage advice. The precise amount of the fee will depend on your circumstances.

Think carefully before securing other debts against your home/property.

All the information in this article is correct as of the publish date 27^th August 2026. The opinions expressed in this publication are those of the authors. The information provided in this article, including text, graphics and images does not, and is not intended to, substitute advice; instead, all information, content, and materials available in this article are for general informational purposes only. Information in this article may not constitute the most up-to-date legal or other information.

Please be aware that by clicking on to any of the above links you are leaving our website. Please note that neither we nor HL Partnership Limited are responsible for the accuracy of the information contained within the linked site(s) accessible from this page.

References:

1. UK Finance. (2026). Mortgage Market Forecasts. [online] Available at: https://www.ukfinance.org.uk/data-and-research/data/mortgage-market-forecasts         [Accessed 25 Aug. 2026].
2. MoneyFacts Group (2026). Mortgage rate reversal wipes out a month of cuts. [online] Available at: https://www.moneyfactsgroup.co.uk/media-centre/group/mortgage-rate-reversal-wipes-out-a-month-of-cuts/           [Accessed 25 Aug. 2026].
3. MoneyHelper (2026). Remortgaging to get the best deal | MoneyHelper. [online] Available at: https://www.moneyhelper.org.uk/en/homes/buying-a-home/remortgaging-to-cut-costs [Accessed 25 Aug. 2026].
4. MoneyHelper (2026). How to prepare for an interest rate change | MoneyHelper. [online] Available at: https://www.moneyhelper.org.uk/en/homes/buying-a-home/how-to-prepare-for-an-interest-rate-rise[Accessed 25 Aug. 2026].

When your mortgage deal comes to an end, it is natural to focus on one question: what will my new monthly payment be?

But there is another important question worth asking at exactly the same time.

If something happened to you or your income, would your mortgage and household finances still be protected?

With 1.8 million fixed-rate mortgages expected to come to an end during 2026, according to UK Finance, large numbers of homeowners will be reviewing their borrowing this year¹. But a remortgage is not simply an opportunity to review the mortgage rate. It can also be a useful financial MOT for the protection sitting behind it.

And new research suggests that is a conversation many households have yet to have.

The protection gap is bigger than you might think

Research published by the Financial Conduct Authority in January 2026 found that 58% of adults do not hold a pure protection product, such as life insurance, critical illness cover or income protection².

Perhaps more strikingly, of those without protection, 59% had never considered their protection needs².

That does not mean everybody needs every type of insurance. Protection should be based on individual circumstances, existing benefits, savings, dependants and financial commitments.

But it does show how easily protection can be overlooked.

For homeowners, a remortgage provides a natural opportunity to ask whether the cover arranged several years ago still matches life today.

Your mortgage may have changed. Has your protection?

Think back to when you last arranged your mortgage.

A great deal can happen in two, three or five years.

You may have got married or separated, had children, changed jobs, received a substantial pay rise, become self-employed or reduced your working hours.

You might have moved house, borrowed more for improvements or changed the length of your mortgage.

Each of those changes could alter the protection you need.

Take life insurance.

MoneyHelper points out that the amount of cover someone needs can depend on factors including their mortgage, other debts, dependants and household income³.

So, if you originally arranged life cover alongside a £180,000 mortgage but have subsequently increased your borrowing, simply assuming the original policy is still sufficient could leave a gap.

There is another easily overlooked issue: the term.

If your remortgage involves extending a mortgage from, say, 20 years to 30 years, but your life insurance still ends in 20 years, the mortgage and the protection may no longer run alongside each other.

That does not automatically mean the policy needs changing. It does mean it is worth checking.

Could your household cope if your salary suddenly stopped?

For many households, the biggest financial asset is not the property itself. It is the income used to pay for it.

That makes income protection particularly relevant when reviewing a mortgage.

From 6 April 2026, the rules for Statutory Sick Pay changed. Eligible employees can now receive it from the first full day of sickness absence and the previous lower earnings threshold has been removed⁴.

But there is still a significant limit to the support available.

For the 2026/27 tax year, Statutory Sick Pay is £123.25 a week or 80% of average weekly earnings, whichever is lower⁴.

For someone accustomed to receiving a normal monthly salary while also paying a mortgage, utilities, food, childcare and other household bills, that could leave a considerable income gap.

Some employers provide much more generous sick pay, of course. Others do not.

The self-employed will usually face a different position again.

MoneyHelper says income protection typically replaces around 50% to 65% of income if illness or an accident prevents you from working, although the amount, qualifying conditions, waiting period and length of payment will depend on the individual policy⁵.

The important point is not simply whether you have a policy.

It is whether the policy still fits the way you earn and live today.

Protection cover can make a real difference

There can sometimes be a perception that insurers routinely find reasons not to pay protection claims.

The figures tell a rather different story.

According to the Association of British Insurers, 97.9% of new individual protection claims were paid in 2024, with insurers paying £5.32 billion across individual life insurance, critical illness and income protection policies⁶.

Individual income protection claims alone accounted for £204 million of payouts⁶.

Insurance cannot prevent illness, injury or bereavement. What suitable protection can do is provide financial support when household finances are potentially under their greatest pressure.

Do not automatically cancel your existing policy

A protection review is not the same thing as being told to replace everything you already have.

In fact, this is an important distinction.

An existing policy may contain valuable terms or have been arranged when you were younger or before changes to your health.

Cancelling it and applying for replacement cover could mean paying a different premium, receiving different terms or finding that a medical condition is treated differently by the new insurer.

The FCA is currently examining incentives around unnecessary switching within the pure protection market, making it particularly important that any recommendation to replace existing cover can be justified as being in the customer’s interests².

Never cancel existing protection until you understand what you are giving up and, where replacement cover is being arranged, the new policy is in force.

A protection review should establish whether your current arrangements remain suitable, not assume that new automatically means better.

And what about your home insurance?

Your personal protection is only part of the picture.

Remortgaging can also be a sensible prompt to check the insurance protecting the property itself.

MoneyHelper says homeowners with a mortgage will usually be required to have buildings insurance⁷.

The amount of buildings cover should normally be based on the cost of rebuilding the property rather than simply its market value⁷.

You should also consider whether your contents cover still reflects what you actually own.

New furniture, televisions, laptops, jewellery, bicycles and other purchases can gradually increase the value of a household’s possessions without the owner necessarily noticing how much has changed.

Home improvements can matter too. An extension, converted loft or other significant change to a property may need to be disclosed to an insurer.

The protection questions worth asking when you remortgage

When reviewing your mortgage, consider asking yourself:

• Has my mortgage balance, term or monthly payment changed?
• Would my family be able to remain in the home if I died?
• How long would my employer continue paying me if I could not work?
• How would I meet the mortgage and household bills during a long period of illness?
• Has my income changed since my protection was arranged?
• Have I had children or taken on other financial responsibilities?
• Do I now receive workplace benefits that I did not have before?
• Does my existing cover continue for as long as I need it?
• Have improvements to my home changed its rebuild cost?
• Would my contents insurance be enough to replace what I own today?

You may discover that everything remains perfectly suitable.

If so, that is useful to know.

If something no longer fits, identifying it while you are already reviewing your finances gives you the opportunity to consider your options before you ever need to rely on the cover.

Your mortgage protects the home. Protection can help protect the plan behind it.

Remortgaging is usually discussed in terms of rates, repayments and mortgage terms.

Those things matter.

But the mortgage is only affordable for as long as the household has the resources to pay it.

That is why we believe a mortgage review should look beyond the loan itself.

If you are remortgaging, approaching the end of your current deal or have not reviewed your protection for several years, speak to us.

We can help you review your mortgage alongside your existing protection arrangements, identify where circumstances may have changed and discuss whether your current cover continues to meet your needs.

Sometimes the outcome of a good review is that nothing needs changing.

And sometimes it identifies a financial gap you did not know was there.

Important information

Protection policies have exclusions and limitations. The cost and availability of cover will depend on your individual circumstances, including factors such as your age, health, occupation and the type and level of cover required.

Do not cancel an existing protection policy until any replacement cover has been accepted and is in force and you understand the differences between the policies.

There may be a fee for mortgage advice. The precise amount of the fee will depend on your circumstances.

This article is for general information only and is not intended to constitute personalised mortgage or insurance advice.

Your home/property may be repossessed if you do not keep up repayments on a mortgage or other debt secured on it.

There may be a fee for mortgage advice. The precise amount of the fee will depend on your circumstances.

Think carefully before securing other debts against your home/property.

All the information in this article is correct as of the publish date 27^th August 2026. The opinions expressed in this publication are those of the authors. The information provided in this article, including text, graphics and images does not, and is not intended to, substitute advice; instead, all information, content, and materials available in this article are for general informational purposes only. Information in this article may not constitute the most up-to-date legal or other information.

Please be aware that by clicking on to any of the above links you are leaving our website. Please note that neither we nor HL Partnership Limited are responsible for the accuracy of the information contained within the linked site(s) accessible from this page.

Sources

1. UK Finance. (2025) Mortgage Market Forecasts 2026 to 2027. [online] Available at: https://www.ukfinance.org.uk/data-and-research/data/mortgage-market-forecasts [Accessed 25 August 2026].
2. Financial Conduct Authority. (2026) MS24/1: Pure Protection Market Study. [online] Available at: https://www.fca.org.uk/publications/market-studies/ms24-1-1-market-distribution-pure-protection[Accessed 25 August 2026].
3. MoneyHelper. (2026) What is life insurance? [online] Available at: https://www.moneyhelper.org.uk/en/everyday-money/insurance/what-is-life-insurance [Accessed 25 August 2026].
4. HM Revenue and Customs. (2026) Sickness absences that start before and end on or after 6 April 2026. [online] GOV.UK. Available at: https://www.gov.uk/guidance/sickness-absences-that-start-before-and-end-on-or-after-6-april-2026 [Accessed 25 August 2026].
5. MoneyHelper. (2026) What is income protection insurance? [online] Available at: https://www.moneyhelper.org.uk/en/everyday-money/insurance/what-is-income-protection-insurance[Accessed 25 August 2026].
6. Association of British Insurers. (2025) Record £8bn paid out in vital protection claims during 2024. [online] Available at: https://www.abi.org.uk/media-hub/news-post/record-8bn-paid-out-in-vital-protection-claims-during-2024 [Accessed 25 August 2026].
7. MoneyHelper. (2026) What is buildings insurance? [online] Available at: https://www.moneyhelper.org.uk/en/everyday-money/insurance/what-is-buildings-insurance.html[Accessed 25 August 2026].

The laptop is packed. The phone is permanently in their hand. But are their belongings actually insured?

With A-level results now out and university move-in dates approaching, thousands of families are preparing for one of the biggest changes in their children’s lives.

There are bedding sets to buy, kitchen cupboards to fill and probably a last-minute dash for everything they have forgotten.

But there is one item worth adding to the university checklist before the car is packed: insurance.

Today’s students can arrive at university carrying a considerable amount of valuable technology. A laptop, smartphone, tablet, headphones, smartwatch, games console, camera or bicycle can all be expensive to replace.

And there is an important point many families can easily miss.

Your child’s possessions may already have some insurance. Or they may have none at all.

The only way to know is to check.

First question: are they covered by your home insurance?

Before buying separate student insurance, take a look at your existing home contents policy.

Some insurers extend cover to the belongings of children temporarily living away from the family home while studying at university¹.

But this should never be assumed.

Depending on the insurer and policy, there can be restrictions on how much is covered, where belongings are kept, the circumstances in which a claim will be paid and whether the student needs to continue treating the family property as their permanent home¹.

Some policies, for example, may cover belongings in a student’s room but provide more limited protection against theft unless there has been forcible entry. Others may require valuables to be kept in a locked room.

Cover for belongings while they are actually being used away from the accommodation can be different again.

So rather than asking simply, “Are students covered?”, check exactly what is covered, where and under which circumstances.

They might already have insurance through their halls

There is another possibility.

Some university and private halls include a level of contents insurance as part of the accommodation package³.

That could mean there is already basic protection in place before you buy anything separately.

Again, check the details.

Included cover does not necessarily mean every possession is insured for its full replacement value or that a laptop or phone is covered everywhere the student takes it³.

Look at the overall cover limit, individual item limits, excess, accidental damage provision and whether possessions are covered outside the student’s room³.

If your child is renting privately, remember that the landlord’s insurance is generally there to protect the building and any possessions belonging to the landlord.

It should not be assumed to insure your child’s belongings.

That single-item limit could matter more than you think

One of the easiest insurance details to overlook is the single-item limit.

This is the maximum an insurer will normally pay for one individual possession unless it has been declared or insured separately.

MoneyHelper says many contents policies have a single-item limit, often around £1,500¹.

That matters when students may be taking expensive laptops, phones, cameras, musical instruments, jewellery or other specialist equipment to university.

Imagine, for example, that a policy has a £1,500 single-item limit but a specialist laptop or piece of course equipment would cost considerably more to replace.

Simply having “contents insurance” would not necessarily mean the whole cost was covered.

Check individual limits before they leave home and ask whether higher-value possessions need to be listed separately².

Covered in their bedroom does not necessarily mean covered in the library

Think about how a student actually uses their belongings.

A laptop might start the morning in their bedroom, spend the afternoon in a university library and end up in a coffee shop.

Their phone goes virtually everywhere.

This is where personal possessions or away-from-home cover becomes important.

MoneyHelper says standard contents policies can offer additional cover for possessions that are lost or stolen outside the home, but this may need to be selected as an optional extra¹.

If the most valuable items are regularly going to be taken around campus, check whether they are insured there as well as inside the accommodation².

And what if the danger is a cup of coffee rather than a burglar?

Theft is only one risk.

A drink spilled across a laptop, a phone dropped on the pavement or a tablet knocked from a desk can be just as expensive.

Accidental damage is not necessarily included automatically.

MoneyHelper says accidental-damage cover may be available as an addition to a contents policy, so check whether the existing insurance includes it rather than assuming that every mishap will be covered¹.

The same applies to loss.

Insurance against theft does not necessarily mean a misplaced phone or pair of headphones is insured.

The detail matters.

Check the excess too

The excess is the amount the policyholder has to contribute towards a claim.

MoneyHelper says contents insurance excesses are typically between £50 and £250, although the actual figure depends on the policy¹.

That is worth understanding before choosing cover.

If an excess is £250, for example, it makes quite a difference when considering a claim for a relatively inexpensive item.

Look at the excess alongside the premium and level of cover rather than judging a policy on price alone².

Shared houses deserve particular attention

Moving from university halls into a shared student house can change the insurance picture.

There may be several laptops, phones, bicycles and other valuable possessions in one property, while different housemates are coming and going throughout the day.

Current police crime-prevention guidance specifically advises students to lock doors and windows when leaving, keep valuables out of sight and register valuable possessions⁴.

Insurance policies can also contain security requirements. Theft claims might depend on how entry was gained, whether the property was secured and where an item was stored⁴.

Students should therefore understand the security conditions attached to their policy rather than discovering them after something has gone missing.

Don’t forget the bicycle

A bicycle can be one of a student’s most valuable possessions, particularly if they use it as their main way of getting around.

But cycle insurance can have its own conditions and limits.

Check whether the bicycle is covered at the accommodation, whether it remains insured away from the property, the maximum amount the insurer will pay and what type of lock or securing method is required.

If the bike exceeds a policy’s single-item or bicycle limit, additional cover may be required.

Protect the information as well as the gadget

Losing a phone or laptop can create another problem that insurance alone cannot fix: access to personal information.

Report Fraud’s new 2026 guidance for university students warns that students can be targeted by cyber criminals and recommends securing important accounts, using passkeys where available, switching on two-step verification, keeping devices and software up to date and backing up important data⁵.

This matters particularly for email.

Access to an email account can potentially help a criminal reset passwords for other services⁵.

Before leaving for university, students should therefore make sure important devices and accounts are properly secured and that valuable coursework, photographs and other files are backed up.

Replacing the laptop is one thing.

Replacing the dissertation stored only on that laptop is considerably harder.

A ten-minute insurance check before they leave

Before university move-in day, check:

• Your existing home insurance: Does it provide cover for a child studying away from home?
• Their accommodation: Is any contents insurance already included?
• The overall contents limit: Is it enough to replace their belongings?
• Single-item limits: Are expensive laptops, phones, bikes or other valuables fully covered?
• Away-from-home cover: Are possessions protected while being used around campus?
• Accidental damage: Would common accidents actually be covered?
• The excess: How much would have to be paid towards a claim?
• Bicycle conditions: Is a particular type of lock or storage arrangement required?
• Security requirements: Are there conditions relating to locked rooms, doors or windows?
• Digital security: Are important accounts protected and essential files backed up?

It is also worth keeping photographs, receipts and serial numbers for valuable possessions where possible.

The bottom line

Sending a child to university can be an expensive business before you even consider what would happen if their laptop, phone or other possessions were stolen or damaged.

The answer is not necessarily to rush out and buy another insurance policy.

They might already have suitable cover through your home insurance or their accommodation.

Equally, existing cover may have limits or exclusions that mean it does not provide the protection you expect.

The sensible approach is to check first, identify any gaps and only then decide whether additional cover is needed.

If someone in your family is heading to university and you are unsure what protection you already have, speak to us.

We can help you review your existing insurance arrangements and understand whether your current cover continues to meet your needs.

Important information

Insurance policies contain terms, conditions, exclusions and limitations. The cover available and cost of insurance will depend on individual circumstances and the policy selected.

You should check the relevant policy documentation carefully to understand what is and is not covered, including any excesses, security requirements and limits applying to individual possessions.

Your home/property may be repossessed if you do not keep up repayments on a mortgage or other debt secured on it.

There may be a fee for mortgage advice. The precise amount of the fee will depend on your circumstances.

Think carefully before securing other debts against your home/property.

All the information in this article is correct as of the publish date 27^th August 2026. The opinions expressed in this publication are those of the authors. The information provided in this article, including text, graphics and images does not, and is not intended to, substitute advice; instead, all information, content, and materials available in this article are for general informational purposes only. Information in this article may not constitute the most up-to-date legal or other information.

Please be aware that by clicking on to any of the above links you are leaving our website. Please note that neither we nor HL Partnership Limited are responsible for the accuracy of the information contained within the linked site(s) accessible from this page.

Sources

1. MoneyHelper. (2026) What is contents insurance? [online] Available at: https://www.moneyhelper.org.uk/en/everyday-money/insurance/what-is-contents-insurance [Accessed 25 August 2026].
2. MoneyHelper. (2026) Contents insurance: what does a good policy look like? [online] Available at: https://www.moneyhelper.org.uk/en/everyday-money/insurance/contents-insurance-what-does-good-look-like [Accessed 25 August 2026].
3. University of Manchester. (2026) Moving in checklist. [online] Available at: https://www.welcome.manchester.ac.uk/get-ready/accommodation/moving-in-list/ [Accessed 25 August 2026].
4. Police.uk. (2026). Crime prevention advice for university students in student accommodation. [online] Available at: https://www.gmp.police.uk/news/greater-manchester/news/news/2025/september/crime-prevention-advice-for-university-students-in-student-accommodation/      [Accessed 25 Aug. 2026].
5. Report Fraud. (2026) University students booklet: protecting yourself from cyber crime and fraud. [online] Available at: https://www.reportfraud.police.uk/university-students-booklet/ [Accessed 25 August 2026].

Summer can be a difficult time to read the property market.

Families go away, house hunting competes with holidays and good weather, and some of the most reliable housing statistics arrive several weeks after the activity they measure.

But as September approaches, we now have enough evidence to get a clearer picture of what has been happening.

And for anyone thinking about buying or selling a home this autumn, there are some important lessons.

The short version?

Buyers have plenty of choice. Sellers need to be realistic. The market is still moving, but price and affordability matter more than ever.

Buyers have more homes to choose from

One of the clearest themes of 2026 has been the amount of property available for sale.

Propertymark’s latest Housing Insight Report also points to a well supplied sales market, with member branches reporting a steady flow of available homes and new instructions.¹

Rightmove says the number of homes on the market is now at a 12-year high for this time of year².

Its figures show an average of 65 properties for sale per estate agent in July, compared with 57 in February².

Propertymark’s report also found an average of 42 homes for sale per member branch, with another 9.5 properties coming onto the market during the month¹.

At the same time, the average branch registered 55 new prospective buyers and recorded 2.1 viewings for each available property¹.

That matters because buyers with more choice are generally less likely to feel they must make an immediate decision simply because another purchaser is waiting behind them.

For sellers, the opposite applies.

When your home is competing with dozens of others, standing out becomes considerably more important.

Sellers are discovering the importance of getting the price right

The latest asking-price figures provide a fairly clear indication of where the balance of power currently lies.

Rightmove reported that the average asking price of a newly listed property fell by 2% in August, taking the national average to £364,999².

That was the largest August fall for eight years².

Average asking prices were also 1% lower than they were a year earlier².

Some of that movement is seasonal. Asking prices often soften during the summer months.

But this year’s decline was larger than usual and comes at a time when buyers have an unusually wide choice of homes.

Propertymark’s June figures tell a similar story from another angle. 84% of member agents reported properties selling for less than their asking price¹.

For anyone preparing to sell this autumn, there is an important lesson here.

An ambitious asking price might feel like a good place from which to negotiate, but if it prevents buyers from viewing the property in the first place, it can work against you.

Rightmove has also found that nearly three-quarters of homes that successfully completed during 2026 had sold without first requiring a reduction in their asking price².

In other words, there is something to be said for getting the price right at the beginning rather than starting high and chasing the market later.

That does not mean accepting less than your property is worth.

It means looking carefully at comparable properties, recent local sales, competing listings and what buyers are actually prepared and able to pay.

But house prices have not collapsed

This is where property statistics need a little explanation.

You may see one headline saying asking prices are falling and another saying house prices are still rising.

Both can be true.

Rightmove measures the price sellers are asking for newly listed properties².

The Office for National Statistics’ UK House Price Index looks at completed property transactions, which naturally appear later³.

The latest ONS figures estimate that the average UK house price was £272,000 in June 2026, 2% higher than a year earlier³.

However, that annual growth rate had slowed from 3% in May, and average prices increased by only 0.1% between May and June³.

So the picture is not one of a dramatic national fall in property values.

It is better described as a market in which price growth has slowed and buyers have become more selective.

There are also considerable regional differences.

Conditions in London and parts of southern England have been softer, while some northern areas have continued to record stronger annual price performance³.

That is why national averages should only ever be a starting point when assessing an individual property.

Are buyers coming back?

There are some encouraging signs, but it would be premature to declare that the market has suddenly turned.

The Royal Institution of Chartered Surveyors’ July survey found that buyer demand remained subdued⁴.

Its measure of new buyer enquiries remained negative, as did its measure of newly agreed sales. In simple terms, more surveyors continued to report falling activity than rising activity⁴.

However, expectations for the next 12 months became slightly more positive⁴.

Rightmove has also reported a small improvement in buyer demand during the summer².

Taken together, the data suggest a market that remains cautious rather than one that has stopped functioning.

People are still buying homes.

They are simply taking more care over what they buy, what they pay and what the mortgage will cost them.

What does this mean if you are buying this autumn?

Having more property available can be an advantage.

It gives you something that was in short supply during the frantic markets of a few years ago: time to compare.

Use it wisely.

1. Look at a property twice

The first viewing is often emotional.

You notice the kitchen, garden or extra bedroom. On a second viewing, you are more likely to notice the roof, storage, traffic, neighbouring properties and all the practical details that can become important once you actually live there.

If possible, return at a different time of day.

2. Research before you offer

When there are plenty of homes for sale, asking price and selling price can be two very different things.

Look at recently sold properties nearby, compare similar homes currently on the market and consider how long the property you are viewing has been listed.

There may be scope to negotiate, but that does not mean every seller will accept a lower offer.

Base your decision on evidence rather than simply making a low bid because the wider market is quieter.

3. Know your mortgage position

Before becoming emotionally attached to a property, understand what you may realistically be able to borrow and, equally importantly, what monthly payment is comfortable for your household.

Mortgage affordability depends on much more than the property price.

Income, existing borrowing, household expenditure, deposit, credit history and individual lender criteria can all affect your options.

Getting your mortgage position clear early can put you in a stronger position when the right property appears.

4. Do not skip the survey and legal checks

A more negotiable market does not make due diligence any less important.

Your solicitor or conveyancer, property survey and searches can identify information that was not obvious at the viewing.

Buying a home is a major financial commitment. Saving a few days by rushing the checks is rarely worth discovering an expensive problem afterwards.

And if you are selling?

The autumn market traditionally brings renewed interest from people who put their moving plans on hold during the summer.

But there is no guarantee of a sudden surge in demand this September.

The homes most likely to attract attention will still be those that give buyers a compelling reason to view them.

That means presentation matters.

Good photographs matter.

Choosing an estate agent who understands the local market matters.

And, above all, the asking price matters.

With a large supply of property available, buyers can quickly move on to the next listing if a home appears expensive compared with similar properties.

The objective should not be to advertise at the highest price possible.

It should be to create enough genuine interest to put you in the strongest possible position to achieve a sale.

The rental market tells a different story

For renters, the balance between supply and demand remains much tighter.

Propertymark’s latest figures show around nine prospective tenants for every available rental property¹.

The ONS reported that average UK private rents reached £1,393 a month in July 2026, 3.7% higher than a year earlier³.

That was an acceleration from the 3.3% annual increase recorded in June³.

There are significant variations around the country, but the broader problem remains familiar: demand for rented homes continues to compete with constrained supply in many areas.

There has also been an important regulatory change this year.

In England, major provisions of the Renters’ Rights Act 2025 came into force on 1 May 2026⁵.

Among the changes, most assured shorthold tenancies became assured periodic tenancies and Section 21 ‘no-fault’ evictions were abolished⁵.

It is still too early to attribute movements in rents or rental supply directly to those reforms. A number of economic, regulatory and market factors influence landlord and tenant behaviour.

The latest RICS survey does, however, continue to report pressure on landlord supply⁴.

So, what should we expect this autumn?

Anyone hoping for a simple prediction may be disappointed.

There are forces pulling the market in both directions.

Buyers have a large choice of homes and are proving price-sensitive. That puts pressure on sellers to be competitive.

At the same time, people still need to move for work, family, schools and changes in circumstances, so transactions continue even when confidence is weaker.

Mortgage costs remain an important constraint on affordability, and wider economic developments can influence both borrower confidence and mortgage pricing.

The most sensible conclusion is therefore not that prices are about to soar or collapse.

It is that autumn 2026 looks likely to remain a selective market.

For sellers, realistic pricing could make the difference between attracting genuine buyers and watching competing properties receive the attention.

For buyers, greater choice creates an opportunity to take more care, negotiate where appropriate and make sure both the property and the mortgage are right before committing.

Planning a move?

If you are hoping to buy a home this autumn, getting the mortgage side organised early can make the rest of the process considerably easier.

We can help you understand how much you may be able to borrow, what your monthly payments could look like and which mortgage options may be suitable for your circumstances.

That means when you do find the right home, you can make your decision with a clearer understanding of the finances behind it.

Your home/property may be repossessed if you do not keep up repayments on a mortgage or other debt secured on it.

There may be a fee for mortgage advice. The precise amount of the fee will depend on your circumstances.

Think carefully before securing other debts against your home/property.

All the information in this article is correct as of the publish date 27^th August 2026. The opinions expressed in this publication are those of the authors. The information provided in this article, including text, graphics and images does not, and is not intended to, substitute advice; instead, all information, content, and materials available in this article are for general informational purposes only. Information in this article may not constitute the most up-to-date legal or other information.

Please be aware that by clicking on to any of the above links you are leaving our website. Please note that neither we nor HL Partnership Limited are responsible for the accuracy of the information contained within the linked site(s) accessible from this page.

Sources

1. Propertymark. (2026) Housing Insight Report: June 2026. [online] Available at: https://www.propertymark.co.uk/resource/housing-insight-report-june-2026.html [Accessed 25 August 2026].
2. Rightmove. (2026) House Price Index: August 2026. [online] Available at: https://www.rightmove.co.uk/news/house-price-index/ [Accessed 25 August 2026].
3. Office for National Statistics. (2026) Private rent and house prices, UK: August 2026. [online] Available at: https://www.ons.gov.uk/economy/inflationandpriceindices/bulletins/privaterentandhousepricesuk/august2026 [Accessed 25 August 2026].
4. Royal Institution of Chartered Surveyors. (2026) UK Residential Survey July 2026. [online] Available at: https://www.rics.org/news-insights/uk-residential-survey-july-2026      [Accessed 25 August 2026].
5. GOV.UK. (2026) Renters’ Rights Act overview for tenants. [online] Available at: https://www.gov.uk/guidance/renters-rights-act-overview-for-tenants [Accessed 25 August 2026].

The Government plans to replace the Lifetime ISA with a new savings account designed solely to help first-time buyers purchase a home. But several important details, including the bonus and property price limit, have yet to be decided¹.

First-time buyers could eventually be offered a new, more flexible way to save for a deposit under plans announced by HM Treasury.

The proposed First Time Buyer ISA would replace the Lifetime ISA for new savers and would be available to first-time buyers aged 18 or over, with no upper age limit¹.

Unlike the Lifetime ISA, savers would not receive the Government bonus as money is paid into the account. Instead, the bonus would be added when the savings are used to purchase an eligible first home¹.

The change means savers whose plans change could withdraw their own money without facing the current Lifetime ISA withdrawal charge¹.

However, the First Time Buyer ISA is still at the consultation stage. The final bonus, savings allowance, property price cap and launch date have not yet been confirmed¹.

Why is the Lifetime ISA being replaced?

The Lifetime ISA was launched in 2017 and can be used either to purchase a first home or to save for later life.

Savers can currently contribute up to £4,000 each tax year and receive a 25 per cent Government bonus, worth up to £1,000 annually. An account must normally be opened before the saver turns 40, and contributions can continue until the age of 50².

However, the account has attracted criticism because of the charge applied when money is withdrawn for a reason other than an eligible home purchase, retirement after age 60 or certain exceptional circumstances.

The standard 25 per cent withdrawal charge does more than recover the original Government bonus.

For example, someone paying £4,000 into a Lifetime ISA would receive a £1,000 bonus, taking the balance to £5,000 before any interest or investment movement. A 25 per cent charge on £5,000 would remove £1,250, leaving the saver with £3,750.

The saver would therefore lose the £1,000 bonus and £250 of the original amount contributed³.

The Treasury Committee has also raised concerns that the Lifetime ISA’s combined homebuying and retirement purposes make the product complicated and could result in some people selecting unsuitable savings or investment strategies⁴.

How would the new account work?

Under the Government’s current proposal, the new First Time Buyer ISA would be available to UK residents aged 18 and over who are saving to buy their first home.

There would be no upper age limit, reflecting the fact that many people are purchasing their first property later in life.

Savers would be able to choose between cash and stocks and shares versions of the account. Interest and eligible investment growth within the ISA would remain tax-free.

The Government bonus would be calculated using the net amount paid into the account, meaning total contributions after any previous withdrawals. It would not be calculated on interest or investment growth.

To qualify for the bonus:

• the account would need to have been open for at least 12 months;
• the property would need to be the saver’s first home and main residence;
• the purchase would need to be made with a regulated mortgage; and
• the property would need to fall within the scheme’s price limit.

Cash buyers and those purchasing using unregulated financing arrangements would not qualify for the bonus¹.

Would there still be a 25 per cent bonus?

That has not yet been decided.

The Government is consulting on the relationship between three important elements of the scheme:

• the amount someone can save each year;
• the percentage bonus paid by the Government; and
• the maximum eligible property price.

The current Lifetime ISA offers a 25 per cent bonus on contributions of up to £4,000 a year and permits purchases costing up to £450,000 anywhere in the UK.

The new First Time Buyer ISA could use different figures. The consultation suggests, for example, that a lower annual savings allowance or property price cap could potentially support a higher percentage bonus.

No final decision has been announced, so prospective buyers should not assume that the existing £4,000 allowance, 25 per cent bonus or £450,000 property limit will be retained.

What happens to existing Lifetime ISAs?

People who already hold a Lifetime ISA will not be required to close it.

The Government says existing holders will be able to continue saving into their Lifetime ISA under the current rules indefinitely.

They would also be able to open a new First Time Buyer ISA and use funds from both accounts towards the same eligible property purchase. However, they would only be able to contribute to either a Lifetime ISA or a First Time Buyer ISA within the same tax year, rather than paying into both.

Lifetime ISA funds could not be transferred directly into the new account because the saver will already have received a Government bonus on those contributions.

Should first-time buyers stop paying into a Lifetime ISA?

Not necessarily.

The replacement account has not yet launched and some of its most important features remain undecided. A Lifetime ISA may continue to be useful for an eligible person who understands its restrictions and expects to purchase a qualifying property.

However, anyone considering opening or contributing to a Lifetime ISA should understand the withdrawal charge, the £450,000 property limit and the requirement for the account to have been open for at least 12 months before it can normally be used for a first-home purchase².

Savers should also consider whether they may need access to the money for another purpose and whether a cash or stocks and shares account is appropriate for their expected buying timescale.

Investments can fall as well as rise, which means someone using a stocks and shares ISA could receive back less than they invested, particularly if they need to withdraw the money over a relatively short period.

The broker’s view

The proposed First Time Buyer ISA could remove one of the most controversial aspects of the current Lifetime ISA by allowing savers to access their own contributions without a withdrawal penalty if their circumstances change.

Removing the upper age limit could also make Government-supported deposit saving available to a wider group of aspiring homeowners.

However, the success of the scheme is likely to depend on the eventual bonus, annual allowance and property price cap.

The current £450,000 Lifetime ISA limit can already present difficulties in higher-priced areas. Until the final rules are published, buyers should avoid making long-term plans based on the assumption that the limit will increase or that the new account will be more generous.

The Government consultation closes on 18 August 2026. The final design and implementation timetable will be confirmed following the consultation process.

Saving a deposit is only one part of preparing to purchase a home. Prospective buyers may also benefit from reviewing their likely mortgage affordability, credit commitments, purchase costs and available deposit options before beginning their property search.

Your home/property may be repossessed if you do not keep up repayments on a mortgage or other debt secured on it.

There may be a fee for mortgage advice. The precise amount of the fee will depend on your circumstances.

Think carefully before securing other debts against your home/property.

The FCA does not regulate some forms of Buy to Lets.

All the information in this article is correct as of the publish date 30^th July 2026. The opinions expressed in this publication are those of the authors. The information provided in this article, including text, graphics and images does not, and is not intended to, substitute advice; instead, all information, content, and materials available in this article are for general informational purposes only. Information in this article may not constitute the most up-to-date legal or other information.

Please be aware that by clicking on to any of the above links you are leaving our website. Please note that neither we nor HL Partnership Limited are responsible for the accuracy of the information contained within the linked site(s) accessible from this page.

References: 

1. HM Treasury (2026). First Time Buyer ISA consultation. [online] GOV.UK. Available at: https://www.gov.uk/government/consultations/first-time-buyer-isa-consultation   [Accessed 28 July 2026].
2. ‌ Government Digital Service (2017). Lifetime ISA. [online] GOV.UK. Available at: https://www.gov.uk/lifetime-isa/overview  [Accessed 28 July 2026].
3. Government Digital Service (2017). Lifetime ISA. [online] GOV.UK. Available at: https://www.gov.uk/lifetime-isa/withdrawing-money-from-your-lifetime-isa          [Accessed 28 July 2026].
4. Parliament.uk. (2025). ‘Complex’ Lifetime ISA increases risk of poor financial decisions – Committees – UK Parliament. [online] Available at: https://committees.parliament.uk/work/8789/lifetime-isa/news/208057/complex-lifetime-isa-increases-risk-of-poor-financial-decisions/            [Accessed 28 July 2026].

More than five million households are expected to face higher mortgage repayments by the end of 2028, according to the Bank of England. For homeowners approaching the end of a fixed deal, starting early could provide more time, more options and greater certainty¹.

Millions of homeowners may need to prepare for an increase in their monthly mortgage payments when their current deals end.

The Bank of England estimates that a little over five million households will see their repayments rise by the end of 2028. That is up from nearly four million in its previous forecast in December 2025¹. 

For many borrowers, the increase may be relatively modest. The Bank projects that the typical owner-occupier coming off a fixed rate during the next two years could see their monthly payment rise by around £45¹.

However, averages can conceal much larger increases for individual households.

Nearly 750,000 borrowers paying an interest rate below 3 per cent are due to reach the end of their fixed deals during 2026. The Bank expects this group to experience an average increase of around £170 a month¹. 

That would add approximately £2,040 a year to the average household’s mortgage costs.

Why are more borrowers expected to pay more?

The cost of new fixed-rate mortgages is influenced by several factors, including market interest-rate expectations and the cost of funding mortgages.

At the time of the Bank of England’s July report, the average quoted rate for a two-year fixed mortgage at 75 per cent loan to value was 4.92 per cent. This was 0.72 percentage points higher than at the time of its December report¹.

The average quoted two-year rate at 90 per cent loan to value had risen to 5.32 per cent¹. 

Mortgage pricing can change before the Bank of England makes a decision on Bank Rate. Lenders frequently adjust products in response to movements in wholesale funding markets and their expectations about future rates².

This means waiting for the next Bank of England announcement does not necessarily provide a clearer or cheaper route to a new mortgage.

Why should you speak to a broker six months before your deal ends?

Many homeowners leave their remortgage arrangements until the final few weeks of their existing deal.

Starting approximately six months in advance can give a broker time to assess the available options, identify any potential obstacles and prepare an application before the existing rate expires.

MoneyHelper recommends beginning the switching process around six months before the current deal ends³. 

This early review can be valuable for several reasons.

You may be able to secure a rate in advance

Many lenders allow eligible customers to reserve a new mortgage deal several months before their current fixed rate ends.

This can provide a degree of certainty about the rate and monthly payment that may apply when the existing deal expires.

Mortgage Charter signatories have committed to allowing customers to lock in a new deal up to six months before the end of a fixed-rate period. Where an equivalent lower-priced deal subsequently becomes available from the same lender, eligible customers may request it before the new deal starts⁴.

However, product availability and switching arrangements vary between lenders. Fees may also be payable or non-refundable in some circumstances.

When a fixed deal ends, homeowners will commonly have two broad choices.

They can select a new product from their existing lender, known as a product transfer, or remortgage to another lender³.

Staying with the current lender may involve a simpler process and could avoid a new valuation or full affordability assessment. However, it does not automatically mean that the lender’s offer will be the most suitable or cost-effective option.

Moving to another lender may provide access to a different rate, fee structure or set of features. It will usually involve a new application, affordability assessment, valuation and legal work.

A broker can compare the available alternatives, taking account of the interest rate, arrangement fees, incentives, early repayment charges and overall cost over the relevant period.

A lower rate does not always mean a cheaper mortgage

Headline rates can be misleading when considered in isolation.

A product with a lower interest rate could carry a substantial arrangement fee. Another deal with a slightly higher rate and a lower fee may cost less overall, particularly on a smaller mortgage balance.

A broker can assess the total cost of each option rather than comparing rates alone.

The review can also consider:

• whether the mortgage term remains appropriate; 
• whether the property’s value has changed; 
• whether the borrower has entered a lower loan-to-value band; 
• whether overpayments have reduced the balance; 
• whether income or employment has changed; 
• plans to move home; 
• the need for payment flexibility; and 
• any early repayment charges. 

These factors may influence which product or lender is suitable.

What happens if rates improve after you apply?

Securing an available mortgage does not necessarily mean the review process must end.

Depending on the lender, product and stage of the application, it may be possible to move to a lower-priced option before the new mortgage completes.

A broker can monitor the available position and check whether an alternative should be considered. Any change will remain subject to lender criteria, product availability and application deadlines.

There is no guarantee that rates will fall, or that a better product will become available. Equally, waiting in the hope of a reduction carries the risk that available rates may rise.

Starting early can provide an initial option while allowing time to review the market.

Do not drift on to the standard variable rate without checking

At the end of a fixed or discounted period, a mortgage will normally move to the lender’s standard variable rate unless another arrangement has been made.

A standard variable rate is set by the lender and can be changed. It is often higher than the rates available on fixed or tracker products, although this will depend on the lender and market conditions³. 

Allowing a mortgage to move on to the standard variable rate could therefore produce an avoidable increase in payments.

There may be circumstances where remaining on a variable rate is appropriate, particularly if the borrower expects to repay or move the mortgage shortly and wants to avoid early repayment charges. It should nevertheless be an informed decision rather than the result of leaving the review too late.

What if the new payments may be unaffordable?

Homeowners who believe they may struggle with a higher payment should contact their lender as early as possible.

Possible support will depend on individual circumstances and may include temporary changes to the mortgage. Extending the mortgage term or temporarily moving to interest-only payments may reduce immediate monthly costs, but can increase the total amount repaid and may lead to higher payments later.

Under the Mortgage Charter, eligible borrowers who are up to date with their payments may be able to switch temporarily to interest-only payments for six months or extend their term without a new affordability assessment. These options are not necessarily suitable for everyone and can increase the mortgage’s overall cost⁴. 

A broker can explain the mortgage options that may be available, but customers experiencing financial difficulty should also speak directly to their lender. Free debt guidance may be appropriate where wider household debts have become unmanageable.

The broker’s view

The key message is not that every homeowner should switch lender or select a new fixed rate immediately.

It is that homeowners should give themselves sufficient time to make an informed decision.

Starting the conversation six months before a deal ends allows time to understand the likely new payment, compare the existing lender with the wider market and address any changes in income, credit history or future plans.

It may also allow an available rate to be secured while the options remain under review.

If your current mortgage deal is due to end within the next six months, contact us to arrange a review of your available options.

Your home/property may be repossessed if you do not keep up repayments on a mortgage or other debt secured on it.

There may be a fee for mortgage advice. The precise amount of the fee will depend on your circumstances.

Think carefully before securing other debts against your home/property.

The FCA does not regulate some forms of Buy to Lets.

All the information in this article is correct as of the publish date 30^th July 2026. The opinions expressed in this publication are those of the authors. The information provided in this article, including text, graphics and images does not, and is not intended to, substitute advice; instead, all information, content, and materials available in this article are for general informational purposes only. Information in this article may not constitute the most up-to-date legal or other information.

Please be aware that by clicking on to any of the above links you are leaving our website. Please note that neither we nor HL Partnership Limited are responsible for the accuracy of the information contained within the linked site(s) accessible from this page.

References: 

1. Bank of England (2026). Financial Stability Report – July 2026. [online] Available at: https://www.bankofengland.co.uk/financial-stability-report/2026/july-2026  [Accessed 28 July 2026].
2. MoneyHelper. (2026). How to prepare for an interest rate change | MoneyHelper. [online] Available at: https://www.moneyhelper.org.uk/en/homes/buying-a-home/how-to-prepare-for-an-interest-rate-rise     [Accessed 28 July 2026].
3. MoneyHelper. (2026). Remortgaging to get the best deal | MoneyHelper. [online] Available at: https://www.moneyhelper.org.uk/en/homes/buying-a-home/remortgaging-to-cut-costs.html    [Accessed 28 July 2026].
4. HM Treasury (2026). Mortgage Charter. [online] GOV.UK. Available at: https://www.gov.uk/government/publications/mortgage-charter-2026/mortgage-charter [Accessed 28 July 2026].

Britain’s latest heatwave has left many households struggling with sleepless nights, overheated bedrooms and homes that take hours to cool down. As periods of extreme heat become a more important consideration, buyers may need to think differently about what makes a property comfortable, efficient and affordable.

For generations, British homes have been designed primarily around one challenge: keeping warm.

Buyers routinely look for double glazing, insulation, efficient heating and a strong Energy Performance Certificate rating. These features remain important, particularly when winter energy bills can place significant pressure on household finances.

But the latest heatwave has exposed the other side of the problem.

A home that retains heat efficiently during winter may still become uncomfortable in summer if it has large unshaded windows, limited ventilation or bedrooms directly beneath the roof¹.

For buyers searching for their next home, summer comfort is becoming harder to ignore.

A bright, sun-filled room may look attractive during a viewing, but it could become difficult to sleep, work or relax in when temperatures rise.

The heatwave questions buyers should ask

A short property viewing rarely reveals how a home performs during a prolonged hot spell.

A room may feel pleasantly warm in spring or autumn, yet become stifling during July. A top-floor bedroom may retain heat long after sunset, while a glass extension may be too hot to use for parts of the summer.

Before making an offer, buyers should ask:

• Does the property become uncomfortably hot during warm weather?
• Which rooms are most affected?
• Does the home cool down overnight?
• Are fans or air-conditioning units regularly needed?
• Can windows be opened safely when temperatures fall?
• Is there effective shading on the sunniest windows?
• Have the current owners made any changes to reduce overheating?

The seller’s answers will not replace an independent assessment, but they may reveal a problem that is difficult to spot during a brief visit.

Five signs your next home may struggle in hot weather

1. Large windows with little shade

Large windows can fill a home with natural light, but they can also allow substantial amounts of solar heat into the property.

East-facing rooms may warm quickly in the morning, while south and west-facing rooms can receive strong sunlight for long periods later in the day.

Conservatories, roof lights, glass extensions and floor-to-ceiling windows can be particularly vulnerable.

Look for features that limit direct sunlight, such as:

• external shutters;
• awnings;
• roof overhangs;
• suitable blinds;
• nearby trees; and
• solar-control glazing.

Double and triple glazing can help reduce winter heat loss, but they do not automatically prevent a room from overheating in summer.

2. Bedrooms directly beneath the roof

Top-floor flats and loft conversions can become some of the hottest parts of a building.

The roof absorbs heat throughout the day, which can leave bedrooms uncomfortably warm long after outdoor temperatures have started to fall.

This can be particularly disruptive at night, when a room that cannot cool down may affect sleep.

Ask whether fans or portable air-conditioning units are used regularly and whether the windows can be opened safely overnight.

The presence of cooling equipment is not necessarily a concern. It may, however, indicate that the room is difficult to keep comfortable without additional electricity use.

3. Windows on only one side of the property

Homes are often easier to cool when air can move through them.

Windows on opposite sides of a property can create cross-ventilation once the temperature outdoors becomes cooler than the temperature inside.

This may be more difficult in flats with windows on only one side, internal bathrooms or rooms facing busy roads where noise and pollution make it impractical to leave windows open.

Check:

• which windows open;
• how widely they open;
• whether there are trickle vents;
• whether extractor fans work;
• whether air can move between rooms; and
• whether any mechanical ventilation system has been maintained.

Opening windows during the hottest part of the day may allow more warm air inside. Ventilation is often more effective later in the day or overnight, once outdoor temperatures have fallen.

4. A heavily glazed extension

Glass extensions and conservatories can look impressive during a viewing.

However, they may become extremely hot during a heatwave and difficult to keep warm during winter unless they have been designed with appropriate glazing, shading, ventilation and insulation.

Buyers should consider whether the space can realistically be used throughout the year.

Ask whether blinds, roof vents, fans or cooling equipment are needed during summer and how expensive the room is to heat during colder months.

A room that is uncomfortable for several months of the year may offer less usable living space than the floor plan suggests.

5. No practical way to install cooling or shading

Some homes can be adapted relatively easily. Others may be more complicated.

Leaseholders may need permission from the freeholder or managing agent before fitting external shutters, awnings, air-conditioning equipment or a heat pump.

Planning, noise and building requirements may also apply, depending on the property and its location.

Before buying a property that appears prone to overheating, consider whether improvements would be permitted, practical and affordable.

Is insulation part of the problem?

Insulation should not be blamed for overheating by itself.

Properly installed insulation slows the movement of heat through a building. It helps retain warmth during winter and can delay external heat entering during summer.

The problem arises when heat enters a property but cannot escape easily.

A well-insulated and airtight home still needs suitable shading, glazing and ventilation. Without them, heat from sunlight, cooking, appliances and occupants can build up indoors.

The goal is not simply to create a home that holds heat. It is to create one that manages heat effectively throughout the year.

Could air conditioning become more common?

Air conditioning has traditionally been viewed as a luxury in British homes.

Repeated heatwaves may change that perception, particularly for top-floor flats, loft conversions, home offices and heavily glazed properties.

Portable air-conditioning units can cool individual rooms, but they may be noisy, take up floor space and require a hose to vent hot air outside.

Fixed systems may be more effective, although installation can be costly and may require an external unit.

Air conditioning also increases electricity use, so buyers should consider the running cost as well as the purchase price.

It may be more sensible to reduce the amount of heat entering the property first through shading, suitable glazing and improved ventilation, then consider mechanical cooling if those measures are not enough.

Can a heat pump cool the home?

It depends on the type of system.

Most air-to-water heat pumps installed in UK homes provide space heating and hot water. They should not automatically be assumed to provide room cooling².

Air-to-air heat pumps distribute heated or cooled air through indoor units and can provide warmth in winter and cooling in summer.

They do not normally produce domestic hot water, so another system is usually needed.

Buyers considering a property with a heat pump should ask:

• what type of system is installed;
• whether it provides cooling;
• when it was last serviced;
• whether warranties remain in place; and
• what the typical running costs have been.

Do not rely on the EPC alone

An Energy Performance Certificate can provide useful information about a property’s estimated energy efficiency and possible improvements.

However, it does not tell buyers everything about how the home will feel during a heatwave³.

It may not reveal that a west-facing bedroom becomes extremely hot in the evening, that traffic noise prevents windows being opened or that a glass extension is uncomfortable during summer.

A good EPC rating should therefore be treated as one part of the assessment, not a guarantee of year-round comfort.

What can a survey tell you?

A mortgage valuation is carried out primarily for the lender. It is not a detailed inspection of the property’s condition⁴.

Depending on the type and scope of the survey, a buyer’s survey may identify visible problems affecting the roof, windows, damp and ventilation. It may also recommend further investigation by a heating, ventilation or energy specialist.

A standard survey may not assess how hot the property becomes during summer or test the performance of heating and ventilation systems.

Buyers who are concerned about overheating should raise the issue with the surveyor before the inspection.

Building standards and regulations differ across England, Scotland, Wales and Northern Ireland. Buyers considering a newbuild or recently altered property should check which requirements applied when the work was completed and seek local professional advice where appropriate.

What could it cost to make a hot home more comfortable?

The cost will depend on the property and the scale of the problem.

Potential improvements may include:

• suitable blinds or curtains;
• external shutters or awnings;
• ceiling fans;
• improved roof insulation;
• upgraded ventilation;
• solar-control glazing;
• an air-to-air heat pump; or
• fixed air conditioning.

Some measures may be relatively straightforward. Others may require specialist installation, professional advice or permission from a freeholder or local authority.

Buyers should obtain appropriate quotations rather than assuming the work will be inexpensive.

Why this matters to your mortgage budget

The latest heatwave is a reminder that the purchase price and mortgage repayment are not the only costs involved in owning a home.

A property that is difficult to keep cool could require immediate spending on shading, ventilation or cooling equipment. It may also lead to higher electricity use during future hot spells.

Buyers who borrow to the maximum available amount may have less financial room to deal with these costs after completion.

A lender’s affordability assessment determines how much it may be prepared to lend. It does not calculate how much a household should borrow after allowing for repairs, maintenance, energy costs and improvements.

This is where early mortgage planning can help.

A broker can explain how different loan amounts, deposits and mortgage terms may affect the monthly repayment. This can help buyers decide how much they are comfortable borrowing while retaining funds for the property itself.

The broker’s view

Hotter summers could change the way buyers assess their next home.

Natural light, large windows and loft rooms may be attractive, but buyers should also consider whether those features could make the property difficult or expensive to keep comfortable during a heatwave.

Before making an offer, look beyond the photographs, floor plan and EPC rating.

Ask how the home performs in hot weather, check whether it can be ventilated and shaded effectively, and consider the cost of any improvements that may be needed.

The amount a lender is prepared to offer is not necessarily the amount you should borrow.

Leaving room in the budget for maintenance, adaptation and unexpected costs can be just as important as securing a competitive mortgage.

Your home/property may be repossessed if you do not keep up repayments on a mortgage or other debt secured on it.

There may be a fee for mortgage advice. The precise amount of the fee will depend on your circumstances.

Think carefully before securing other debts against your home/property.

The FCA does not regulate some forms of Buy to Lets.

All the information in this article is correct as of the publish date 30^th July 2026. The opinions expressed in this publication are those of the authors. The information provided in this article, including text, graphics and images does not, and is not intended to, substitute advice; instead, all information, content, and materials available in this article are for general informational purposes only. Information in this article may not constitute the most up-to-date legal or other information.

Please be aware that by clicking on to any of the above links you are leaving our website. Please note that neither we nor HL Partnership Limited are responsible for the accuracy of the information contained within the linked site(s) accessible from this page.

References: 

1. Ministry of Housing, Communities and Local Government. (2021) Approved Document O: Overheating. [online] GOV.UK. Available at: https://assets.publishing.service.gov.uk/media/6218c5aad3bf7f4f0b29b624/ADO.pdf[Accessed 28 July 2026].
2. Energy Saving Trust. (2020). Air source heat pumps: costs, savings and benefits – Energy Saving Trust. [online] Available at: https://energysavingtrust.org.uk/advice/air-source-heat-pumps/    [Accessed 28 July 2026].
3. Ministry of Housing, Communities and Local Government (2021). A guide to Energy Performance Certificates for the marketing, sale and let of dwellings. [online] GOV.UK. Available at: https://www.gov.uk/government/publications/energy-performance-certificates-for-the-construction-sale-and-let-of-dwellings/a-guide-to-energy-performance-certificates-for-the-marketing-sale-and-let-of-dwellings            [Accessed 28 July 2026].
4. Rics.org. (2021). House surveys: The costs, types and benefits of one | RICS. [online] Available at: https://www.rics.org/consumer-guides/house-surveys-uk-the-costs-types-and-benefits-of-an-rics-home-survey     [Accessed 28 July 2026].

A mortgage can run for decades, but a household’s income can change overnight. Illness, a serious diagnosis, redundancy and death create different financial problems, and no single insurance policy necessarily covers them all.

Most homeowners understand the need to insure the building they live in. Buildings insurance is commonly required under the terms of a mortgage because it helps cover the cost of repairing or rebuilding the property following specified events¹.

Protecting the property itself, however, is only part of the financial picture.

What would happen to the mortgage if illness prevented one of the household’s main earners from working? Could the family manage after a serious diagnosis, an unexpected redundancy or the death of a partner?

The answers may involve a combination of savings, employer benefits, state support and insurance. Each has limitations, and different protection products are designed to respond to different events.

Understanding those differences is the first step towards building a financial safety net.

Start with four difficult questions

Homeowners should consider what would happen in four separate circumstances:

• illness or injury prevents someone working for a prolonged period;
• a member of the household is diagnosed with a serious medical condition;
• an income is lost through involuntary redundancy; or
• one of the household’s earners dies.

A policy that could help in one situation may provide no benefit in another.

Income protection, for example, is a long-term insurance policy designed to provide a regular income if illness or injury prevents the policyholder from working ².

Critical illness cover usually pays only when a diagnosis or medical procedure meets one of the definitions in the policy³.

Life insurance ordinarily pays following the death of the insured person, while accident, sickness and unemployment cover is normally designed to provide shorter-term support following specified events⁴.

No policy should be assumed to cover every reason for losing an income.

Income protection and prolonged illness

Income protection is a long-term insurance policy designed to provide a regular income if illness or injury prevents the policyholder from working².

It will normally replace only part of the policyholder’s earnings rather than their full salary. Depending on the policy, payments may continue for a fixed claim period or until the policyholder returns to work, retires or reaches the end of the policy term.

Important features include:

• the percentage of earnings that can be covered;
• how the policy defines incapacity;
• the deferred period before payments begin;
• how long a valid claim can be paid;
• medical and occupational underwriting;
• exclusions;
• whether benefits can increase with inflation; and
• whether premiums are guaranteed or reviewable.

The definition of incapacity is particularly important. A policy may assess whether the claimant can perform their own occupation, a suited occupation or, under some contracts, any occupation.

The precise wording will determine when the policy may pay.

Income protection does not normally cover redundancy or general unemployment.

How much sick pay might you receive?

Before considering insurance, employees should check what their employer already provides.

Some employers offer occupational or contractual sick pay above the statutory minimum. This may provide full salary for a period before reducing to half pay or ending.

The amount, duration and eligibility conditions vary. Any entitlement should be checked in the employment contract, staff handbook or workplace benefits policy.

Eligible employees may also receive Statutory Sick Pay through their employer.

For the 2026/27 tax year, the weekly rate is £123.25 or 80 per cent of average weekly earnings, whichever is lower. From 6 April 2026, Statutory Sick Pay became payable from the first full day of sickness absence and the previous lower earnings threshold was removed⁵.

At the maximum rate, £123.25 a week is equivalent to approximately £534 a month when averaged across a year.

Statutory Sick Pay can generally be paid for up to 28 weeks⁵. It also applies to eligible employees in Northern Ireland, although the administration of benefits and wider sources of public support can differ across the UK.

Self-employed people do not receive Statutory Sick Pay because it is paid by an employer to an eligible employee. Other support may be available depending on individual circumstances.

Critical illness cover and a serious diagnosis

Critical illness insurance usually pays a one-off lump sum if the policyholder is diagnosed with one of the medical conditions covered by the policy and the diagnosis meets the insurer’s definition³.

The money may be used for any purpose. This could include reducing a mortgage, replacing lost income, funding treatment, adapting the home or meeting other household costs.

Critical illness cover does not pay for every illness.

Policies contain a defined list of conditions and medical criteria. The severity required for a claim can differ between conditions and insurers.

Some policies may make smaller payments for specified less severe conditions. A full claim will commonly bring the relevant cover to an end, although this depends on the contract.

It is therefore important to compare definitions and policy terms, rather than considering only the number of illnesses listed.

Life insurance and those left behind

Term life insurance generally pays a lump sum if the insured person dies during the policy term and the claim meets the policy conditions⁴.

The payment could be used to reduce or repay a mortgage, replace lost income, meet childcare costs or provide broader financial support for dependants.

There are several forms of cover.

A decreasing-term policy provides an amount of cover that reduces over time and is commonly arranged alongside a repayment mortgage⁴.

A level-term policy maintains the same amount of cover throughout the agreed term.

Family income benefit is designed to pay a regular income for the remaining policy term following a valid claim, rather than providing the entire benefit as one lump sum.

The appropriate amount of cover may need to reflect more than the outstanding mortgage. Childcare, household expenditure, other debts and the loss of future earnings may also need to be considered.

Life insurance does not generally provide an income simply because the insured person is unable to work.

ASU and mortgage payment protection

Accident, sickness and unemployment insurancecan help with repayments by paying a set amount for a limited period, often up to 12 or 24 months, after a waiting period⁶.

Depending on the policy selected, it may cover:

• accident and sickness;
• involuntary unemployment; or
• a combination of these risks.

Mortgage payment protection insurance is intended to help meet mortgage payments for a limited period following a covered event. Some policies may also provide an additional amount towards other household costs.

These policies usually pay a pre-agreed monthly benefit after a waiting period and for a limited claim period. MoneyHelper says payment protection policies may pay for periods such as 12 or 24 months, depending on the product⁶.

Unemployment cover does not insure against every form of job loss.

Exclusions may apply to resignation, dismissal, voluntary redundancy, the end of a fixed-term contract or redundancy that was known or reasonably foreseeable when the policy was taken out.

The risks covered, waiting period, benefit amount and claim duration must all be checked in the individual policy.

Which policy responds to which event?

The main types of protection serve different purposes.

Income protection may provide a regular payment when illness or injury causes a loss of earnings.

Critical illness cover may pay a lump sum following a diagnosis or procedure that meets a covered definition.

Life insurance may provide a lump sum or regular income following the insured person’s death.

ASU or mortgage payment protection may provide short-term monthly payments following specified accidents, sickness or involuntary unemployment, depending on the cover selected.

There can be overlap.

In some circumstances, the same illness could result in valid claims under both critical illness and income protection policies, provided the separate definitions and claim conditions of each contract are satisfied.

Equally, someone could be unable to work because of illness without meeting the medical definition required for a critical illness payment.

For income-based policies, claim payments may also take account of continuing earnings, employer benefits or other income where the policy limits the total proportion of earnings that can be replaced.

Holding several policies does not mean that each will necessarily pay or that every stated benefit will be paid in full.

Check your workplace benefits

Employer-provided benefits can form an important part of the household safety net.

These may include:

• occupational sick pay;
• group income protection;
• death-in-service benefits;
• private medical insurance; and
• employee assistance services.

Death-in-service cover normally applies only while the employee remains eligible under the employer’s scheme. It may end when the person changes jobs or leaves the organisation.

Group income protection and enhanced sick pay may also change or disappear following a change of employer.

Workplace benefits should therefore be checked whenever someone moves role, changes working arrangements or becomes self-employed.

Calculate the household protection gap

The starting point should be the household budget, not an insurance product.

Add up the essential monthly commitments that would continue after illness, redundancy or death:

• mortgage payments;
• council tax or domestic rates;
• utilities;
• food;
• insurance;
• childcare;
• transport;
• minimum debt repayments; and
• other unavoidable expenditure.

Then calculate what income and resources would realistically remain.

These may include:

• employer sick pay;
• Statutory Sick Pay;
• a partner’s income;
• accessible savings;
• workplace benefits;
• possible state support;
• existing insurance; and
• any statutory or contractual redundancy payment, considered alongside how long it may need to support the household.

It can be useful to repeat the exercise for different periods.

A household may be able to manage for three months using savings but face a substantial shortfall after six months or a year.

One policy may not solve every problem

There is no universal combination of protection products that suits every homeowner.

A household with substantial savings and generous employer benefits may decide that additional income protection is unnecessary or choose a longer deferred period.

A self-employed person may place greater importance on protecting income because they do not receive employer sick pay or Statutory Sick Pay.

Parents of young children may consider the financial consequences of death particularly significant, while someone living alone may be more concerned about replacing their own income after illness.

Affordability matters too.

It may be better to prioritise the risks that would have the greatest financial impact than to arrange several policies whose premiums may become difficult to maintain.

Cover will normally remain in force only while required premiums continue to be paid, unless an applicable waiver-of-premium benefit operates under the policy.

Review protection when circumstances change

Protection arrangements should be reviewed following major changes such as:

• buying or moving home;
• increasing the mortgage;
• changing employer;
• becoming self-employed;
• getting married or separating;
• having children;
• taking on additional debt;
• receiving a significant change in income; or
• using a substantial amount of emergency savings.

Existing cover should be checked to ensure the insured amount, term, deferred period and policy structure remain appropriate.

A review does not necessarily mean buying additional insurance. It may confirm that the existing cover is suitable, identify unnecessary duplication or reveal that workplace benefits now meet more of the household’s needs.

The adviser’s view

A mortgage is arranged using the household’s income and circumstances at a particular point in time.

Protection planning considers how the household might cope if those circumstances changed.

An adviser can help establish what support is already available through employment, savings, state provision and existing insurance. They can then identify any potential shortfall and explain which options may be relevant.

Not every household will need every type of cover.

The purpose of a protection review is to identify the financial risks that matter most, understand the limitations of existing arrangements and decide whether those risks should be managed through insurance, savings, workplace benefits or a combination of these.

To review how your mortgage and household finances could be affected by illness, a serious diagnosis, redundancy or death, please contact us.

Should you fail to disclose or misrepresent a fact, then you risk the insurer only paying part of a claim, declining to pay all claim and possibly, declaring the policy invalid.

Your home/property may be repossessed if you do not keep up repayments on a mortgage or other debt secured on it.

There may be a fee for mortgage advice. The precise amount of the fee will depend on your circumstances.

Think carefully before securing other debts against your home/property.

The FCA does not regulate some forms of Buy to Lets.

All the information in this article is correct as of the publish date 30^th July 2026. The opinions expressed in this publication are those of the authors. The information provided in this article, including text, graphics and images does not, and is not intended to, substitute advice; instead, all information, content, and materials available in this article are for general informational purposes only. Information in this article may not constitute the most up-to-date legal or other information.

Please be aware that by clicking on to any of the above links you are leaving our website. Please note that neither we nor HL Partnership Limited are responsible for the accuracy of the information contained within the linked site(s) accessible from this page.

References:

1. MoneyHelper (2026). What is buildings insurance? | MoneyHelper. [online] Available at: https://www.moneyhelper.org.uk/en/everyday-money/insurance/what-is-buildings-insurance.html[Accessed 28 July 2026].
2. ‌MoneyHelper (2026). What is income protection insurance? | MoneyHelper. [online] Available at: https://www.moneyhelper.org.uk/en/everyday-money/insurance/what-is-income-protection-insurance[Accessed 28 July 2026].
3. ‌ MoneyHelper (2025). What is critical illness cover? | MoneyHelper. [online] Available at: https://www.moneyhelper.org.uk/en/everyday-money/insurance/what-is-critical-illness-cover         [Accessed 28 July 2026].
4. MoneyHelper (2026). What is life insurance? | MoneyHelper. [online] Available at: https://www.moneyhelper.org.uk/en/everyday-money/insurance/what-is-life-insurance       [Accessed 28 July 2026].
5. GOV.UK (2014). Work out your employee’s Statutory Sick Pay manually. [online] GOV.UK. Available at: https://www.gov.uk/guidance/statutory-sick-pay-manually-calculate-your-employees-payments  [Accessed 28 July 2026].
6. MoneyHelper (2026). Can you insure yourself against redundancy? | MoneyHelper. [online] Available at: https://www.moneyhelper.org.uk/en/work/losing-your-job/can-you-insure-yourself-against-redundancy            [Accessed 28 July 2026].

There have been encouraging signs in the mortgage market recently, with a number of lenders reducing selected mortgage rates.

This does not mean that every mortgage rate has fallen, or that every borrower will automatically be able to access a lower rate. Mortgage pricing changes regularly and the rate available to you will depend on your individual circumstances, including your income, credit profile, deposit or equity, loan size, property type and the lender’s criteria.

However, recent activity from lenders does suggest that parts of the mortgage market have become more competitive again. For homeowners, buyers and landlords, this could make now a sensible time to review what may be available.

What has happened?

Recent industry reporting shows that several lenders have reduced selected mortgage rates¹.

Barclays has reduced a range of residential purchase mortgage rates, with selected two, three and five-year fixed-rate products reduced by up to 0.37 percentage points¹.

Yorkshire Building Society has also reduced selected mortgage rates, while other lenders have made changes across different areas of the market². Recent product updates have reported reductions from lenders including Keystone Property Finance, The Mortgage Lender and Skipton, with some reductions applying to residential products and others applying to buy-to-let or specialist mortgage ranges³.

The important word is “selected”. These changes do not mean that all mortgage rates are falling, or that the lowest headline rate will necessarily be the most suitable option. Fees, incentives, early repayment charges, loan-to-value, affordability and lender criteria all need to be considered before deciding what is right for you.

Why do mortgage rates change?

Mortgage rates are influenced by a range of factors. These include the Bank of England base rate, swap rates, lender funding costs, inflation expectations, competition between lenders and the wider economic outlook.

This is why mortgage rates can move even when the base rate itself has not changed. It is also why lenders may reduce some products while leaving others unchanged.

For borrowers, this means it is important to look at the market as it stands today, rather than relying on assumptions about where rates might go next.

What this could mean if your mortgage deal is ending

If your current mortgage deal is due to end within the next six months, it may be worth reviewing your options early.

Many lenders allow borrowers to secure a new rate several months before their current deal ends. This can help give you a clear plan and may reduce the risk of moving onto your lender’s standard variable rate, which is often more expensive than fixed or tracker alternatives.

In some cases, if a better rate becomes available before your new mortgage completes, your adviser may also be able to review the position again. This will depend on the lender, the product and your circumstances.

What this could mean if you are buying a home

If you are buying your first home or moving home, selected rate reductions may help improve affordability, but the overall picture will still depend on your income, deposit, outgoings, credit profile and the property you want to buy.

A lower interest rate can reduce monthly payments, but it is not the only factor to consider. Some lower-rate products come with higher fees, and these may not always offer the best overall value depending on the size of your mortgage and how long you expect to keep the product.

A mortgage broker can help you compare the full cost of different options, not just the headline rate.

Should you wait to see if rates fall further?

It is understandable to wonder whether rates could fall further. The challenge is that mortgage rates can change quickly.

Some lenders may continue to reduce selected products, but rates could also move back up if market conditions change. Inflation data, swap rates, lender appetite and wider economic events can all affect mortgage pricing.

Rather than trying to predict the perfect moment, it is usually better to understand what is available now and keep your options under review.

Speak to a mortgage adviser before making a decision

Recent rate reductions from selected lenders are positive news for some borrowers, but the right mortgage will depend on your personal situation.

Whether you are remortgaging, buying your first home, moving home or investing in a buy-to-let property, getting advice early can help you understand your options and make a more informed decision.

Your home/property may be repossessed if you do not keep up repayments on a mortgage or other debt secured on it.

There may be a fee for mortgage advice. The precise amount of the fee will depend on your circumstances.

Think carefully before securing other debts against your home/property.

The FCA does not regulate some forms of Buy to Lets.

All the information in this article is correct as of the publish date 25^th June 2026. The opinions expressed in this publication are those of the authors. The information provided in this article, including text, graphics and images does not, and is not intended to, substitute advice; instead, all information, content, and materials available in this article are for general informational purposes only. Information in this article may not constitute the most up-to-date legal or other information.

References:

1. Financial Reporter (2026). Barclays cuts residential purchase rates by up to 0.37%. [online] Financial Reporter. Available at: https://www.financialreporter.co.uk/barclays-cuts-residential-purchase-rates-by-up-to-037.html [Accessed 23 June 2026].
2. Mortgage Solutions (2026). Barclays and YBS cut mortgage rates – round-up. [online] Mortgage Solutions. Available at: https://www.mortgagesolutions.co.uk/mortgage-news/2026/06/18/barclays-and-ybs-cut-mortgage-rates-round-up/   [Accessed 23 June 2026].
3. Mortgage Introducer (2026). UK mortgage rates and product changes (Week ending 19 June 2026). [online] Mortgage Introducer. Available at: https://www.mpamag.com/uk/mortgage-industry/guides/uk-mortgage-rates-and-product-changes-week-ending-19-june-2026/578939  [Accessed 23 June 2026].

‌Please be aware that by clicking on to any of the above links you are leaving our website. Please note that neither we nor HL Partnership Limited are responsible for the accuracy of the information contained within the linked site(s) accessible from this page.

When the UK experiences a heatwave, most of the attention understandably turns to health, hydration and staying cool. That should always come first. Hot weather can affect everyone, particularly older people, young children, pregnant women and those with underlying health conditions¹.

However, prolonged periods of hot, dry weather can also create risks around the home. For homeowners, landlords and tenants, it is a useful reminder to check that your property is protected, well maintained and properly insured.

Heat can affect your home as well as your health

A short spell of sunshine is unlikely to cause major property issues on its own, but prolonged hot and dry conditions can increase the risk of certain problems.

One of the main property risks linked to extended dry weather is subsidence. This happens when the ground beneath a building sinks, which can pull the property’s foundations down with it. It is more likely to become an issue where soil loses moisture and contracts, especially in areas with clay-rich soil or where trees and shrubs are drawing water from the ground².

Not every crack in a wall is a sign of subsidence, but homeowners should keep an eye out for cracks that are wider than 3mm, diagonal, wider at the top than the bottom, or visible both inside and outside the property. Doors or windows suddenly sticking can also be a sign that the building has moved².

If you notice anything concerning, do not ignore it. Contact your home insurer as soon as possible and follow their guidance before arranging repairs.

Check what your home insurance actually covers

Home insurance policies vary, so it is important to understand what is and is not included in your cover.

Buildings insurance will usually protect the structure of your home, including walls, roof, floors and permanent fixtures. Contents insurance protects belongings inside the property. Some policies may include cover for subsidence, alternative accommodation if the property becomes uninhabitable, accidental damage, garden items or freezer contents, but these are not always included in the same way across every policy³.

During a heatwave, it is worth checking:

• Whether your buildings insurance includes subsidence cover.
• What excess would apply to a subsidence claim, as this can be higher than for other types of claim.
• Whether garden items, outbuildings, sheds or external equipment are covered.
• Whether freezer contents are covered if appliances fail during hot weather or a power issue.
• Whether accidental damage is included.
• Whether your policy includes alternative accommodation if the property cannot be lived in following an insured event.

The right cover is not just about finding the cheapest premium. It is about making sure the policy would respond properly if something went wrong.

Simple steps that may help reduce risk

There are practical steps homeowners can take during hot weather to look after their property.

Keep gutters, pipes and drains well maintained, as leaks can affect the ground around a property and may contribute to movement over time. If you own trees or large shrubs close to your home, keep them properly managed and seek professional advice before removing mature trees, as sudden changes can sometimes create further ground movement.

Inside the home, keep rooms cooler by closing curtains or blinds in rooms that face the sun, opening windows when the air is cooler and checking that fridges, freezers and fans are working properly. If you are going away during a heatwave, consider whether a trusted neighbour, friend or family member could check the property, particularly if you have vulnerable appliances, pets or plants.

Do not wait until renewal to review your cover

Many people only think about their insurance when the renewal letter arrives. In reality, your insurance should be reviewed whenever your circumstances change.

You may need to review your cover if you have recently extended your home, bought expensive items, started working from home, added garden buildings, installed solar panels, taken in a lodger, or changed how the property is occupied.

Landlords should also check that they have appropriate landlord insurance rather than relying on standard home insurance. Standard residential cover may not be suitable for a let property.

Speak to your broker if you are unsure

Your mortgage is likely to be one of your biggest financial commitments, so protecting the property behind it matters. A suitable general insurance policy can help provide peace of mind that, if the unexpected happens, you are not left facing the full cost alone.

If you are unsure whether your current home insurance is suitable, or whether your cover reflects your property and circumstances, speak to your mortgage broker or insurance adviser. They can help you understand your options and review whether your buildings and contents protection still meets your needs.

Important information

This article is for general information only and does not replace personalised advice. Insurance policies vary by provider, cover level, exclusions and excesses. Always check your policy documents and speak to your insurer or adviser if you are unsure.

Should you fail to disclose or misrepresent a fact, then your risk the insurer only paying part of a claim, declining to pay all the claim and possibly, declaring the policy invalid.

All the information in this article is correct as of the publish date 25^th June 2026. The opinions expressed in this publication are those of the authors. The information provided in this article, including text, graphics and images does not, and is not intended to, substitute advice; instead, all information, content, and materials available in this article are for general informational purposes only. Information in this article may not constitute the most up-to-date legal or other information.

References: 

1. GOV.UK (2025). Heat-Health Alert action card for health and social care providers. [online] GOV.UK. Available at: https://www.gov.uk/guidance/heat-health-alert-action-card-for-health-and-social-care-providers [Accessed 23 June 2026].
2. Abi.org.uk. (2025). How subsidence can affect your home – what you need to know | ABI. [online] Available at: https://www.abi.org.uk/products-and-issues/choosing-the-right-insurance/home-insurance/subsidence/how-subsidence-can-affect-your-home/ [Accessed 23 June 2026].
3. MoneyHelper (2026). What is buildings insurance? | MoneyHelper. [online] Available at: https://www.moneyhelper.org.uk/en/everyday-money/insurance/what-is-buildings-insurance.html [Accessed 23 June 2026].

‌ Please be aware that by clicking on to any of the above links you are leaving our website. Please note that neither we nor HL Partnership Limited are responsible for the accuracy of the information contained within the linked site(s) accessible from this page.