28 Nov, 2025/ by Surveyor Local /Guides
One of the most common restrictions buyers encounter is where a property is in a smoke control area. This means that while solid fuel may be permitted, it is restricted to smokeless fuels such as anthracite. Failure to comply can result in a fine of up to £1,000 per offence.
Since 2022, any wood burning stove must also conform to standards for efficiency and emissions. If you are buying a home, the Fixtures and Fittings form (TA10) completed by the seller should set out the position regarding any open fires and wood burning stoves. Your surveyor will independently verify this.
What does a surveyor check for wood burners and open fires?
Where open fires and wood burning stoves are present, the surveyor will take measurements and readings and investigate the installation to verify whether it conforms to the relevant regulations. Where there are concerns, these will be highlighted in the report with recommendations, and specific points will be raised for your conveyancing solicitor.
Building regulations compliance: the surveyor checks whether the installation meets current building regulations, including proper ventilation, hearth dimensions and distance from combustible materials.
Planning permission: while unlikely to be required for most properties, planning permission may be needed if the home is in a conservation area or is a listed building.
Local authority regulations: the surveyor will verify the property complies with local authority regulations including any smoke control area restrictions.
Installation history: the surveyor will investigate whether appropriate building regulation certificates are in place and whether any alterations have been made since the original installation.
Chimney maintenance records: the frequency of chimney sweeping and servicing will be checked. Regular maintenance is important for the safe operation of solid fuel appliances.
Questions to ask when viewing a property with a wood burner or open fire
When viewing a property with a solid fuel appliance, it is worth asking:
- Is the property in a smoke control area?
- When was the appliance installed and are building regulation certificates available?
- When was the chimney last swept?
- What type of fuel has been used?
- Has the installation been modified since it was first fitted?
The TA10 form completed by the seller should provide this information, but your surveyor will verify these details independently as part of a RICS Level 2 HomeBuyer Report or RICS Level 3 building survey. You can find out more about what each survey level costs on our survey cost page.
Arrange a survey with Surveyor Local
At Surveyor Local, we work exclusively with RICS-accredited chartered surveyors across England and Wales. Our team can arrange a survey quickly and at a competitive price.
Call us on or get a survey quote online.