010- The Hidden Crisis of Britain’s Housing Stock: A Game of “Where’s Wally” for Surveyors (if you look at it closely he’s always there)

Introduction

Every now and then, my team and I like to play a little game I call the "Surveyor’s Where’s Wally". The purpose of this is to  keeps the young ones out of trouble but also top up our skill of spotting defects (as the kids say IRL "in real Life"). We drop a random pin on a map—urban, suburban, or occasionally rural (if you fancy seeing something somber). We then Inspect the area virtually. It’s all in good fun, but what we find is anything but amusing. Drop a pin anywhere in cities like London, Manchester, Oxford, or Birmingham, and there’s a high chance you’ll land with some pivoting on a building that’s suffering from maintenance issues. Rotten windows, failing brickwork, leaking gutter and dodgy roofing are par for the course. Even worse on occasions, we do also witness deterioration such as Structural lintel failure.
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Recently, I realised that this isn’t in isolated cases either. A staggering 20% of England’s housing stock predates 1919, with over 35% built before 1945. That’s millions of homes—many privately rented or owned by social landlords—creaking under the weight of time and neglect. (Source: English Housing Survey, MHCLG).

I have never completed a survey or a building (other than spanking new builds) that have had zero defects to report!!

The Age Of Our Housing Stock 

The UK has some of the oldest housing stock in Europe and world (beside the odd preserved cave or Wigwam) my hamlet alone contains buildings which pre dates America (1776). Although a large portion was built during the 19th and early 20th centuries, particularly during the Industrial Revolution. Entire streets of terrace houses popped up to accommodate a booming workforce of the cities and towns) . Many of these homes were constructed solidly and even beautifully see our recent post on a 1930s catalogue we found. But time takes its toll. The test of time is a mean one! Much of our industrial and city located housing stock even withstood five years of Germany’s mass deconstruction scheme in the 1940s (the Bitlz). I cant remember the reason for the war but my hypothesis is that Hitler was jealous of our well constructed suburbs.
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The post-war housing booms, partially funded by the Marshal Plan (of no connection to myself) in the 1950s and 1960s brought a new wave of construction relied on less durable materials like concrete and steel  with a "get it up for now" attituded. 

A Perfect Storm Of Neglect 

One major challenge we face is the sheer volume of housing stock owned by landlords. Approximately 20% of UK households are in private rentals, with another 17% in social housing (ONS, 2024). In many cases, landlords have little incentive—or funding—to undertake major repairs. And let’s be honest, maintenance isn’t as glamorous as chasing rental yields. The last generation greatly benefited from minimal maintenance and experiencing full rental yields (albeit lower than today). Potentially creating a headache for their past life beneficiaries.
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Compounding this is the government’s focus on energy efficiency, which is commendable but often short-sighted. Retrofitting older buildings with insulation or double glazing without addressing underlying structural issues can accelerate deterioration. It’s like putting a fancy new coat on a crumbling statue—looks great until it all falls apart. 

The New Build Problem 

“But surely, we’re building new houses to replace the old ones?” you ask. Ah, if only.
New builds, often constructed by a small group of developers, account for less than 200,000 new homes annually—far short of the estimated 300,000 needed to meet demand (ONS, 2023). Worse still, the quality of many new builds leaves much to be desired.
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While the 1930s houses stand the test of time (with a bit of care), today’s new builds seem to age like a Greg Wallace impression. Thin walls, cheap finishes, and questionable construction practices reaching the age of 60 before it all comes crashing down. By comparison, Victorian and Edwardian homes, while high-maintenance, were built with longevity in mind. This means that while we challenge the service of new build housing, I have all confidence that those built 50 to 100 years prior will remain standing (of course with elemental upgrades).

 The Looming Crisis 

So, where does this leave us? Here’s the crux of the issue:

1. Old homes are aging faster than we can care to repair them.
2. New homes are not being built at the scale or quality needed.
3. Retrofitting for energy efficiency nationally is being prioritised over structural integrity.​

This trifecta of trouble spells disaster for the future of Britain’s housing stock. Over the next 30 years, I expect to see a dramatic increase in demand for building surveys, repairs, and maintenance as properties deteriorate further. And a potential increase in properties that are unvaluable. But who will pay for this?
For individual homeowners, the burden is financial. For landlords, it’s about juggling ROI and repair costs. And for the government, it’s about navigating an already tight budget. Unfortunately, it feels like we’re kicking the proverbial can down the road, with no real long-term plan. Despite this if you are a landlord that has engaged in maintenance planning and surveys, well done. A few thousand pounds spent on surveys has had a large lasting impact on your accounts through saving and cost planning. 

 What Needs To Happen? 

​While I’m not in charge of government housing policy (a missed opportunity, I know), here are some suggestions:

1. Invest in Repairs: Prioritise funding for maintaining and restoring existing housing stock, especially social housing. Who in my opinion? Are generally the owners of “that one house in the street that’s past it best”.
2. Enforce Standards: Hold landlords accountable for maintaining safe, habitable properties (and potentially stop blaming them for as much).
3. Rethink Retrofitting: Balance energy efficiency upgrades with essential structural repairs. Particularly from a government incentive and grant perspective.
4. Build Better: Encourage developers to focus on quality, not just quantity, and (I have been begging for this for years) incentivise smaller or community-based builders that care more.
5. Plan for the Future: A long-term strategy for housing is essential. This means acknowledging that older homes need continuous investment, while new builds must be durable enough to last for generations.

 The Silver (Teal) Lining 

All doom and gloom aside, there is hope. Britain has a proud tradition of maintaining and restoring its buildings. With the right funding, awareness, and care, many of our historic homes can remain standing for decades, if not centuries, to come.
As a surveyor, I’m here to help. If you’re a homeowner worried about your property’s condition, a landlord wondering about maintenance costs, or even just someone curious about the quirks of older buildings, get in touch. Together, we can keep Britain’s housing stock in tip-top shape—or at least standing long enough for the next generation to moan about it (I am in my 20s so that’s a long way off and probably by then will Russia or china’s problem).
Here’s hoping the newer government sees the value in putting some cash into our pockets (and our roofs). In the meantime, I’ll be out here in the countryside, shaking my fist at poorly maintained houses and occasionally falling over mud banks.
Until next time,
Your Friendly Neighbourhood Surveyor
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​About the Author

​Joe Marshall BSc (Hons)
Building Surveyor and Director of Silver Teal Ltd

With an expansive career throughout London and Southeast England. Joe brings a wealth of expertise to the Silver Teal Workspace. His extensive experience in both public and private sectors, notably in social housing and emergency services, has honed his proficiency in building pathology and the overall built environment. Joe's academic achievements are highlighted by his 1st Class Honours degree in Building Surveying.

As a director, he is a fervent advocate for nurturing young talent and fostering industry growth. Joe is committed to propelling Silver Teal Workspace forward with his visionary leadership.

If you would like a complimentary discussion with Joe feel free to get in touch

📞 0208 103 4842
✉️ [email protected]