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Mortgage and insurance tree reports

If a surveyor flags a tree near a house you are buying or selling, the lender or insurer may ask for an arboricultural report before going ahead. Here is what that involves.

A large old tree trunk growing close to a house with a tiled roof
Photo: T on Unsplash

Find a tree surgeon near you

We haven't yet found a listed firm whose website offers this specifically. Firms in these towns may be able to help or recommend a specialist.

Why lenders and insurers ask about trees

The main concern is subsidence on shrinkable clay soils. A large, thirsty tree such as an oak, willow or poplar can dry out clay soil under foundations in summer, causing it to shrink and the building to move. Clay soils are common in parts of Worcestershire, including around the Vale of Evesham. A home survey that notes a big tree near the house, or cracking that might be tree-related, will often lead the lender to ask for a specialist report.

What a tree report covers

  • The species, size, age and condition of each relevant tree, and its distance from the building.
  • The likely risk to the building, taking account of the soil type, the depth of the foundations and the tree's expected future growth.
  • Whether the tree is protected by a TPO or a conservation area.
  • Recommended action, often ongoing management such as crown reduction, sometimes removal, and sometimes nothing at all.

Don't fell the tree before you get advice

Removing a large tree from clay soil near a building can cause heave: the soil rehydrates and swells, pushing the foundations upwards. This can cause as much damage as subsidence. Whether to remove a tree, reduce it or leave it alone is a decision for a qualified arboriculturist, and for an engineer where there is existing damage.

Subsidence claims

If your home already shows signs of movement, contact your buildings insurer first (see the ABI's subsidence guide). Insurers usually appoint a loss adjuster, who may commission soil tests, root samples, monitoring and an arboricultural report. Don't carry out tree work on a suspected subsidence claim without the insurer's agreement, as it can affect the investigation.

Who can write the report

Lenders and insurers expect a report from a qualified arboricultural consultant, for example someone with a recognised arboricultural qualification at Level 4 or above, or a Registered Consultant of the Arboricultural Association (which requires Level 5 or above plus assessment), with professional indemnity insurance. Not every tree surgery firm offers this. We list firms whose websites say they provide mortgage, insurance or subsidence reports, but we don't check individual qualifications. Ask who will write the report and what they hold, and send them the surveyor's comments so they know what the lender is worried about. For planning surveys (BS5837), see tree surveys.

Questions

My mortgage lender wants a tree report. What do I do?

Ask the lender exactly what they need, then commission an arboricultural consultant to write it. Send the consultant the surveyor's comments. A report is usually needed quickly, so mention any deadline.

How close does a tree have to be to cause subsidence?

It depends on the species, the tree's size and the soil. On shrinkable clay, large thirsty trees such as oak, willow and poplar can affect foundations at a considerable distance. On sand or gravel, the risk is much lower. A tree report assesses the specific case.

Should I cut down a tree near my house to be safe?

Not without advice. On clay soils, removing a large established tree can cause heave, where the ground swells and lifts the foundations. Get an arboricultural report first.

Who pays for a tree report when buying a house?

Whoever commissions it: often the buyer, but sometimes the seller, depending on what the lender asks for and how the sale is negotiated. Any recommended work can also be part of the negotiation.

How to choose a tree surgeon

  • Insurance: ask to see a public liability certificate (the Arboricultural Association recommends at least £5m), and employers' liability, which is a legal requirement if they have staff.
  • Qualifications: chainsaw and climbing work should be done by people holding NPTC (City & Guilds) or Lantra certificates. Arboricultural Association Approved Contractor status is a stronger check.
  • A written quote: it should say exactly what will be cut, whether the stump is ground out, and whether waste and logs are taken away.
  • Standards: ask whether the work will follow BS 3998, the British Standard for tree work.
  • Protected trees: a good firm will check for a TPO or conservation area and can make the application. See our TPO guide.

Listings show what each firm says it offers. We don't check insurance or qualifications, so ask for proof before you hire. How we list firms.