Beat The Property Agent™
Last updated: 24 September 2026
This Seller Listing & Disclosure Policy explains the standards expected of sellers when advertising a property through Beat The Property Agent™ (“BTPA”).
It should be read alongside our Website & Platform Terms and Conditions, Privacy Policy and Acceptable Use Policy.
1. Our Approach
BTPA is built around a simple principle:
Preparation before promotion. Transparency before assumptions.
We want buyers to receive clear, useful and honest information as early as possible, and sellers to understand what should be prepared before a property is marketed.
The purpose of this policy is to help reduce:
- avoidable surprises;
- misleading listings;
- unnecessary delays;
- failed transactions;
- disputes;
- wasted professional time; and
- preventable buyer and seller frustration.
BTPA is not a substitute for legal, surveying, mortgage or other professional advice.
Sellers should obtain appropriate independent advice where necessary.
2. Seller Responsibility
The seller is responsible for the accuracy of the information supplied about their property.
By creating or publishing a listing on BTPA, you confirm that, to the best of your knowledge:
- the information you provide is accurate;
- the information is not deliberately misleading;
- important facts have not been knowingly concealed;
- photographs fairly represent the property;
- you have authority to advertise the property; and
- you have the right to upload any photographs, floorplans, documents or other material included within the listing.
You should update your listing promptly if information materially changes.
3. Known Issues and Defects
Sellers should not deliberately conceal known issues that could reasonably affect a buyer’s understanding of the property.
Examples may include known problems involving:
- structural movement;
- significant cracking;
- damp;
- flooding;
- roof defects;
- subsidence;
- drainage;
- electrical systems;
- heating systems;
- plumbing;
- invasive plants;
- boundary disputes;
- neighbour disputes;
- access rights;
- planning matters;
- building works;
- restrictive covenants;
- leasehold matters;
- service charges;
- major works; or
- other significant property-related issues.
This does not mean sellers are expected to diagnose technical problems themselves.
Where the condition or cause of an issue is uncertain, sellers should describe what they know without presenting assumptions as fact.
For example, a seller may state that staining has appeared on a ceiling but should not claim that the roof is structurally sound unless this has been professionally established.
4. Pricing and Condition
Where a property requires repair, modernisation or substantial work, sellers are encouraged to reflect this honestly within the listing and asking price.
A lower asking price does not remove the need to disclose known material information.
Equally, disclosure of an issue does not necessarily mean a property is unsuitable for sale.
The purpose is to allow buyers to make better-informed decisions earlier.
5. Property Descriptions
Property descriptions should be clear, factual and proportionate.
Sellers should distinguish between:
- factual information;
- opinion;
- marketing language; and
- professional conclusions.
Claims concerning matters such as structural condition, development potential, planning permission, rental yield, boundaries, legal rights or investment returns should not be made unless there is an appropriate basis for them.
Statements such as “development opportunity”, “no issues”, “structurally sound”, “fully compliant” or similar should only be used where they can reasonably be supported.
6. Photographs
Property photographs should provide a fair representation of the property.
Photographs must not be edited or manipulated in a way that materially misrepresents:
- room size;
- layout;
- condition;
- outlook;
- boundaries;
- natural features;
- permanent fixtures; or
- significant defects.
Minor adjustments such as brightness, exposure or image straightening may be acceptable where they do not create a misleading impression.
Images should not be digitally altered to remove genuine defects or permanently add features that do not exist.
BTPA does not support the use of AI-generated property imagery where it creates a representation of the property that is not real.
Virtual staging or digitally altered imagery should only be used where BTPA expressly permits it and where the image is clearly identified as illustrative.
7. Floorplans
Where a floorplan is provided, it should be a reasonable representation of the property’s layout.
Floorplans are normally intended for guidance rather than precise measurement unless expressly stated otherwise.
Sellers must not knowingly upload a floorplan that materially misrepresents the property.
8. Measurements
Room sizes, land measurements and other dimensions should be described accurately where provided.
Approximate measurements should be clearly identified as approximate.
Buyers should verify measurements that are important to their decision.
9. Tenure
Sellers should accurately identify the property’s tenure where known, including whether the property is:
- freehold;
- leasehold;
- commonhold; or
- subject to another relevant ownership arrangement.
Leasehold properties may require substantially more information than freehold properties.
10. Leasehold Property Information
Where a property is leasehold, sellers should provide relevant information as early as reasonably possible.
This may include:
- remaining lease term;
- ground rent;
- service charge;
- frequency of service charge payments;
- managing agent or management company;
- known planned major works;
- reserve or sinking fund information where available;
- restrictions contained within the lease;
- parking arrangements;
- pet restrictions;
- subletting restrictions;
- alterations requiring consent; and
- other information relevant to the ownership and ongoing cost of the property.
Where figures vary from year to year, the seller should make that clear.
Sellers should not estimate figures they do not know.
11. Service Charges and Major Works
Known service charges and significant planned or recently announced works should be disclosed where relevant.
If a seller is aware of proposed expenditure affecting the property, they should not deliberately omit that information merely because the final cost has not yet been confirmed.
The listing may explain that costs remain subject to confirmation.
12. Council Tax and Ongoing Costs
Where available, sellers may provide information concerning:
- council tax band;
- energy costs;
- service charges;
- estate charges;
- ground rent; and
- other recurring property-related costs.
Where amounts are approximate, variable or based on personal usage, this should be made clear.
13. Energy Performance
Where an Energy Performance Certificate is required, sellers should provide accurate EPC information and ensure that any EPC referenced relates to the property being advertised.
The EPC rating should not be altered or misrepresented.
14. Planning Permission and Building Works
Where relevant, sellers should disclose known information about significant works carried out to the property.
This may include:
- extensions;
- loft conversions;
- structural alterations;
- removal of walls;
- conversions;
- outbuildings;
- electrical work;
- replacement windows; or
- other works for which approvals, certificates or permissions may be relevant.
Sellers should not claim that works are compliant unless they have a reasonable basis for doing so.
Where paperwork is unavailable, this should not be concealed.
15. Boundaries, Access and Rights
Known issues relating to boundaries, access, rights of way, shared driveways, parking rights, easements or neighbour arrangements should be disclosed where relevant.
Sellers should avoid making definitive legal statements about ownership boundaries unless supported by appropriate documentation or professional advice.
16. Flooding and Environmental Matters
Known flooding or significant environmental matters should not be deliberately concealed.
Where information comes from a professional report, public data source or previous investigation, sellers should identify the source where appropriate.
17. Disputes and Complaints
Relevant ongoing or historic disputes may need to be disclosed during the legal process.
Where the seller knows of a dispute or complaint that could materially affect the property transaction, they should not deliberately provide information that creates a false impression.
Professional legal advice should be obtained where the seller is unsure what must be disclosed.
18. Surveys and Professional Reports
Where a seller has commissioned a survey, valuation or specialist report, the seller should accurately describe any information they choose to reference from it.
Reports remain subject to the terms, intellectual property rights and limitations imposed by the professional who prepared them.
Sellers should not upload or distribute professional reports unless they have permission to do so.
19. Seller Readiness Information
BTPA may encourage sellers to complete preparation steps before or alongside marketing.
These may include:
- obtaining an appropriate valuation;
- instructing a conveyancer;
- gathering property documents;
- completing relevant property information;
- understanding mortgage implications;
- preparing leasehold information where applicable; and
- identifying matters likely to affect the transaction.
Completion of these steps may be reflected through platform readiness features.
A readiness status is not a guarantee that the property is problem-free or that the transaction will complete.
20. Documents
Where BTPA permits documents to be uploaded or shared, sellers should ensure that they:
- are genuine;
- relate to the correct property;
- have not been misleadingly altered;
- do not unnecessarily expose personal or sensitive information; and
- may lawfully be shared.
Certain documents may contain personal information that should not be published publicly.
BTPA may provide different levels of access depending on the document type and platform functionality.
21. Material Changes
Sellers must update information when there is a material change.
Examples may include:
- accepting an offer;
- withdrawing from the market;
- discovering a significant defect;
- receiving a major works notice;
- receiving planning information affecting the property;
- changes to service charges;
- changes to tenure information; or
- changes affecting the seller’s ability to proceed.
22. Misleading or Incomplete Listings
BTPA may request clarification or supporting information where a listing appears materially inaccurate, incomplete or misleading.
We may restrict, suspend or remove a listing where we reasonably believe:
- material information has been deliberately withheld;
- false information has been supplied;
- photographs are materially misleading;
- ownership or authority to sell cannot reasonably be established;
- fraudulent activity may be involved; or
- the listing otherwise breaches BTPA policies.
23. Buyer Responsibility
Transparency by the seller does not remove the buyer’s responsibility to carry out appropriate due diligence.
Buyers should:
- inspect the property;
- obtain appropriate surveys;
- instruct a conveyancer;
- investigate legal title;
- confirm mortgage suitability;
- check information important to their individual circumstances; and
- obtain specialist advice where appropriate.
24. Professional Advice
BTPA provides educational guidance and platform infrastructure.
We do not determine:
- whether a property is structurally sound;
- whether legal title is satisfactory;
- whether a mortgage is suitable;
- whether planning permission is valid;
- whether works comply with building regulations; or
- whether a buyer should proceed with a purchase.
Those matters should be addressed by appropriately qualified professionals.
25. Our Standard
BTPA does not expect sellers to know everything about their property.
We do expect sellers to be open about what they do know.
A transparent listing does not need to present a perfect property.
It should present an honest one.
Beat The Property Agent™
Preparation before promotion. Transparency before assumptions. Your Property. Your Rules. Your Way.
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