High alumina cement. Three words that terrify mortgage lenders.
Used in construction between the 1950s and 1970s, this material degrades over time. Structural failure is rare but possible. Most importantly, it makes your property virtually un-mortgageable.
I’ve purchased properties with HAC before.
The reality is brutal: you’re limited to cash buyers only. But that doesn’t mean you’re powerless.
This article explains what high alumina cement actually means for your sale. You’ll discover your genuine options, realistic valuations, and how to avoid predatory buyers who exploit desperate sellers caught in this situation.
- What High Alumina Cement Is and Why It's a Problem
- Selling Options for Properties with High Alumina Cement
- Mortgageability and Value Impact of HAC Construction
- Legal Disclosure Obligations for HAC Properties
- Remediation and Structural Solutions for HAC Issues
- Navigating the Sales Process with HAC Construction
- How Property Buyers Today Handles High Alumina Cement Properties
What High Alumina Cement Is and Why It’s a Problem
High Alumina Cement is a special concrete used in old buildings. Builders loved it from the 1950s to the 1970s.
HAC sets really fast. Construction went quicker than normal concrete. Builders finished jobs faster. It seemed brilliant at the time.
The problem hides inside. HAC breaks down chemically over the years. The concrete gets weaker slowly. Beams and floors lose strength without showing it.
HAC differs from normal concrete:
- Sets much faster
- Costs more originally
- Breaks down over time
- Loses strength permanently
Flats and houses from that era might contain it. Garages and extensions used it too. Surveyors spot it during inspections. They test samples in labs.
Long-term risks are serious. Floors can collapse without warning. Beams fail suddenly. I’ve seen buildings declared unsafe because of HAC.
Properties with non-standard construction face big problems selling. Check RICS HAC guidance for details.
Selling Options for Properties with High Alumina Cement
Here are the 3 primary methods to sell your property when high alumina cement exists…
Estate Agents
The conventional route creates severe challenges for houses with high alumina cement:
- Average sale duration: 10-18 months (significantly extended – very few lenders accept HAC properties)
- Most sales fall through when structural surveys identify high alumina cement
- You need agents experienced with HAC properties and structural engineering
- You’ll encounter these costs:
- Agent commissions (up to 3%)
- Solicitor fees (up to £4,000)
- Specialist structural surveys (£800-£2,000)
- Load testing and assessments (£1,500-£4,000)
- Structural repairs if attempted (£20,000-£100,000+)
- Extremely limited buyers (cash only typically)
Property Buyers Today
When high alumina cement makes your property difficult to market:
- We can complete within just 7 days
- No financing complications or structural work needed
- What you gain:
- No agent fees
- We handle legal costs
- No property viewings – we buy HAC properties as they stand
- No repair expenses – we manage structural concerns ourselves
- We understand HAC and its implications
- Completion date you can trust
- Trade-off: Obtain up to 85% of property value (often better given mortgage unavailability)
Specialist cash house buyers like Property Buyers Today understand high alumina cement complications and handle all arrangements.
Property Auction
Auctioning attracts purchasers who deal with HAC properties:
- Duration: 3-4 months
- Sale finalises instantly when gavel drops
- Key factors:
- Property sold as-is – bidders review structural reports
- Attracts specialist developers and structural engineers
- Perfect for experienced buyers – draws appropriate purchasers
- HAC disclosed in auction legal pack
- Wait 4-8 weeks until auction date
- Wait 28 days to finalise transaction
- Registration fees (up to £1,000)
- Auction house charges (up to 6%)
- Full HAC information must be disclosed to all bidders
Check our guide on selling a house at auction to understand how this process works for properties with high alumina cement.
Mortgageability and Value Impact of HAC Construction
High Alumina Cement construction makes your property extremely difficult to sell. The concrete loses strength over time and can collapse. Most mortgage lenders refuse to finance HAC properties completely.
Your home becomes un-mortgageable to nearly all buyers. Property values drop by 50-90% when HAC is discovered. Finding any buyer at all takes months or years.
Banks Have Blanket Bans on HAC
Most mortgage lenders won’t lend on HAC properties at all.
They see the structural risks as too dangerous. Their lending policies specifically exclude High Alumina Cement. Your buyer needs cash to purchase your home.
Even specialist lenders avoid HAC construction. The concrete deteriorates unpredictably. Banks don’t want properties that might collapse.
Specialist Surveys Cost Thousands
Any potential buyer needs detailed structural engineer reports.
These surveys cost £2,000-£5,000 or more. Engineers test concrete samples in laboratories. The process takes weeks to complete.
Most survey results confirm serious structural problems. Buyers read these reports and walk away. Even paying for surveys doesn’t guarantee you’ll find a buyer.
Your Property Loses Most of Its Value
HAC properties sell for a fraction of normal prices.
If similar homes fetch £250,000, yours might only get £25,000 to £125,000. The structural uncertainty terrifies everyone. Buyers only offer land value minus demolition costs.
Some HAC properties sell for less than £50,000 regardless of size. The building itself has negative value. BRE research on HAC concrete shows how serious the deterioration can be.
Almost Nobody Will Buy HAC Homes
Your buyer pool shrinks to maybe 1-2% of the market.
Only specialist property developers consider HAC buildings. They plan to demolish and rebuild completely. Every offer will be extremely low.
Families needing mortgages can’t help you. First-time buyers are ruled out entirely. Even cash investors hesitate because of the risks.
Structural Problems Get Worse Over Time
HAC concrete loses strength as it ages.
Roofs and floors can collapse without warning. The chemical breakdown is irreversible. Every year that passes makes the problem worse.
Buyers know they’re racing against structural failure. Nobody wants to live somewhere dangerous. The fear factor kills any chance of decent offers.
Insurance Is Impossible to Get
No mainstream insurer will cover HAC properties.
They refuse to risk claims for collapsed roofs or floors. Without insurance, buyers can’t complete purchases. Mortgage lenders demand building insurance.
Even if you find specialist cover, premiums cost thousands yearly. These ongoing costs scare buyers off further. It’s another huge barrier to selling.
Repair Costs Are Astronomically High
Fixing HAC problems means replacing all affected concrete.
This costs £80,000-£200,000 for most properties. Some buildings need complete demolition. Nobody wants to spend more fixing a home than it’s worth.
Buyers calculate these costs into their offers. They reduce bids by repair estimates plus extra for risk. Your property becomes financially unviable for normal purchasers.
Legal Disclosure Obligations for HAC Properties
You must tell buyers about High Alumina Cement. The TA6 form asks directly about construction materials and structural problems.
Get a structural engineer’s report before listing. This document shows the HAC location and damage levels. Buyers need this information upfront. I’ve seen sales collapse when sellers hide HAC issues.
Previous repair work needs full documentation. Show what was fixed, when, and by whom. Building certificates prove that work meets safety standards.
Required documents:
- Structural engineer reports
- HAC test results
- Previous repair records
- Building approval certificates
Your insurance company knows about HAC already. Declarations on policies list construction types. This information reaches buyers through searches.
Hiding HAC breaks consumer protection laws. Buyers sue after completion easily. Courts side with buyers on hidden structural defects every time. One seller paid £35,000 in damages for not mentioning HAC.
Some properties have monitoring systems fitted. Engineers check movement regularly. Provide all monitoring records to buyers.
Indemnity insurance helps sometimes. Policies cover specific HAC risks. Show these to buyers if available.
Your solicitor handles all structural documentation. Download official property forms and complete them honestly.
Remediation and Structural Solutions for HAC Issues
Fixing HAC costs huge amounts. Strengthening beams runs from £15,000 to £40,000 per property.
Structural engineers design solutions. They add steel supports under weak areas. Sometimes they replace entire floors. Complete removal and rebuilding costs £50,000 to £100,000 easily.
Engineers test load-bearing capacity first. They calculate how much weight structures can hold now. Many HAC buildings fail these tests badly.
Fix options:
- Steel strengthening supports
- Complete floor replacement
- Beam reinforcement
- Full HAC removal
Building approval is required for all work. Councils inspect carefully. Final certificates prove safety. Work takes three to six months minimum.
I’ve watched people spend £60,000 fixing HAC. The property value increased by only £40,000. The maths didn’t work.
Compare fix costs against selling as-is. Properties with structural issues sell to specialist buyers.
Check building approval rules before starting work. Quick sales often beat expensive repairs.
Navigating the Sales Process with HAC Construction
Marketing HAC properties needs special approaches. Normal buyers can’t get mortgages. Banks refuse HAC buildings completely.
Be upfront about HAC immediately. Hide it, and buyers sue later. Show structural reports in listings. Developers want to see problems clearly.
Surveyors always flag HAC as a major defect. Their reports kill mortgage applications fast. Lenders won’t touch these properties at all.
Expect these challenges:
- No mortgage buyers
- Big price reductions
- Long conveyancing delays
- Many fall-throughs
Buyers request huge discounts. Offers come in 40% to 60% below the normal value. They’re calculating massive repair costs.
Engineers ask detailed questions during sales. They want original construction records. They need load-bearing test results. Your solicitor handles this paperwork.
Cash-only sales are your only option. Completions can happen quickly, though. I’ve seen contracts exchanged fast with cash buyers.
Consider quick sale options to specialist companies. They buy HAC properties regularly.
How Property Buyers Today Handles High Alumina Cement Properties
Here’s what happens…
High alumina cement creates huge problems when selling. This concrete can fail structurally over time, mortgage companies usually won’t lend, and buyers run a mile once they hear about it. If you’re stuck with this issue and need to move on, I completely understand.
Now, we won’t offer full market price—we have our own costs to cover and need to resell fairly quickly.
But here’s why property owners dealing with high alumina cement still work with us to sell their house fast…
Speed
Most house sales take months, but we can buy your property in as little as 7 days.
This quick process is perfect if you need to move soon or want to avoid being stuck in a long chain of buyers and sellers. We have the cash on hand so don’t need to wait for mortgages or a chain to collapse.
Guaranteed Sale
Did you know 1 in 3 sales fall through on the open market?
We know how frustrating it is to get 6 months into a process and have a buyer pull out.
When we give you the final price for your house, that’s the amount you’ll get. Guaranteed!
No Costs
You won’t face any costs with us.
We handle all the expenses involved in buying your property, including legal fees and surveys. You get cash in your bank when the sale is complete, and there are no surprise estate agent commissions to worry about.
No Stress Or Hassle
Our team supports you through the whole selling process.
We keep you updated about what’s happening and answer any questions quickly. You’ll always understand what’s going on with your sale and what happens next.
Free Property Valuation
Our property experts will value your house at no cost to you.
They look carefully at your property and check local market prices to give you an accurate figure. This professional service comes with no obligations.
No Viewings Required
Forget about cleaning and tidying for viewings.
We don’t need multiple visits or open houses to make our offer. This means no strangers walking through your home, and no disruption to your daily life.
All Properties Welcome
Whether your house needs work or is in perfect condition, we’ll buy it.
We have experience with all types of properties and conditions. This means you can sell your house to us no matter what state it’s in.
Professional Legal Service
Our expert team manages all the legal requirements for you.
We work with experienced property lawyers who make sure everything runs smoothly, and put your property at the top of their list. This gives you peace of mind that your sale is being handled properly from start to finish.
