Broc
Broc is the badger behind trybroc.io — "broc" is Old English for badger. Where the estate agent speaks in superlatives, Broc speaks in evidence — sold comparables, days on the market, seller-pressure signals — and turns them into a number you can defend.
Guides by Broc
How Long Does an EPC Last? Ten Years, and Why Age Matters
An EPC is valid for ten years from the date it was lodged on the register. A new one is required when the home is next marketed for sale or rent — not simply because the old one expired while the owner lived there. For a buyer, the certificate's age matters as much as its band.
What a Seller's EPC Reveals Before You Offer
A seller's EPC is a public document they paid for but did not curate for you. It grades the walls, roof, windows and heating, puts indicative costs against the improvements it recommends, gives a floor area you can price per square metre, and dates the assessment.
Estimating a Home's Real Energy Bills Before You Buy
An EPC estimates a home's annual heating, hot water and lighting costs — but at the energy prices of the year it was produced, so an older one can be badly out. Read the kWh per m² per year figure, re-price it at today's rates, and treat the result as a comparison rather than a bill.
EPC Ratings A–G: What Each Band Actually Means
EPC ratings run A to G, and every band is a range of scores: A 92–100, B 81–91, C 69–80, D 55–68, E 39–54, F 21–38, G 1–20. The letter is the headline. The score underneath tells you how far the home really sits from the band above — and what closing that gap is likely to cost.
How to Improve an EPC Rating (and What It Costs)
The cheap measures come first: cylinder insulation, loft insulation, draught-proofing, heating controls, then cavity walls. The expensive end — solid walls, glazing, heat pumps — buys far less score per pound. The certificate for that property lists which apply, with costs beside them.
EPC Rating D: What It Means When You're Buying
An EPC rating of D means a score between 55 and 68 — the most common band in England and Wales, and the baseline most value comparisons start from. It is not a defect, and it is not a discount by right. What it gives a buyer is a costed, published case worth arguing.
How to Check Any Property's EPC (Free, in 30 Seconds)
Every domestic EPC in England and Wales sits on a public register, so you can look up a property's certificate by postcode or address without asking the seller. It takes about thirty seconds, needs no account, and shows the band, its score and the improvements the certificate prices.
EPC C by 2030: The Rental Deadline and the Announced 2027 Overhaul
Band C means an EPC score of 69–80. From 1 October 2030 it becomes the minimum for privately rented homes in England and Wales — confirmed, though the new-metric equivalence detail is still completing its Parliamentary passage. There is no confirmed minimum rating for selling a home.
What is an EPC? Energy Performance Certificates, explained
An Energy Performance Certificate rates a home's energy efficiency from A (best) to G, using a score out of 100. It is produced by an accredited domestic energy assessor and valid for ten years. Its most useful part for a buyer is the costed list of improvements.
How Far Below Asking Price Can You Offer?
You can offer as far below asking as the evidence supports — there's no legal limit. In a typical UK market, achieved prices run a few percent under asking; on stale or overpriced listings, 10%+ is realistic. The ceiling on how low you go is set by demand for that specific home, not by etiquette.
Making an Offer on a House: UK Step-by-Step
You make an offer on a UK house by telling the estate agent — verbally then in writing — how much you'll pay and on what terms. Have your deposit, mortgage agreement-in-principle and solicitor ready, because a "proceedable" buyer with proof of funds beats a higher offer that can't move. Here's the full sequence.
What Is a 'Cheeky Offer' — and When Does It Work?
A "cheeky offer" is a deliberately low bid — usually 10% or more below asking. It works when the evidence backs it: an overpriced home, one that's sat unsold for months, or one that needs work. It fails when it's just a low number with no reason behind it.
The UK House Buying Process: Full Timeline
Buying a house in England typically takes around 8–12 weeks from offer accepted to completion, though chains and surveys can stretch it. The stages: offer accepted → solicitor instructed → searches and survey → mortgage offer → exchange (the binding moment) → completion. Here's the full timeline.
Can You Back Out of an Offer on a House?
In England, Wales and Northern Ireland you can back out of a house offer any time before exchange of contracts, with no legal penalty — though you may lose money spent on surveys, searches and legal fees. After exchange, withdrawing means losing your deposit and possibly more.
How to Negotiate House Price: 7 Scripts That Work
Negotiating a house price is mostly about what you say to the agent and when. Lead with evidence, make the agent carry your reasoning to the seller, and always pair a number with a justification. Here are seven scripts — for the opening offer, the counter, the "best and final", and the walk-away — you can use verbatim.
Is the House Overpriced? 7 Data Checks Before You Bid
A house is overpriced when the asking price runs ahead of what comparable homes have actually sold for. You can check this yourself: compare sold prices (not other asking prices), work out £ per square foot, read the price history, and how long it's been on the market. Here are the seven checks.
Offer Accepted — What Happens Next?
Once your offer is accepted, the property is marked "sold subject to contract" and the legal and financial work begins: instruct a solicitor, apply for your mortgage, book a survey, and wait on searches. Nothing is binding until exchange, so the goal now is to move quickly and keep the chain calm.
Days on the Market: Why It Matters
Days on the market (DOM) is how long a property has been listed for sale. It's one of the clearest signals of negotiating room: a home that's sat unsold for months is usually telling you it's priced too high — which strengthens a below-asking offer backed by that fact.
How Much Should You Offer on a House?
As a rule, open 5-10% below asking on a typical UK home priced near the market, but the right offer is set by evidence, not a flat percentage. Anchor it to comparable sales, time on market, and seller pressure. Below are the four checks that turn a guess into a defensible number.