Buying or Selling a House with a Bat Roost

Over the past few years, we have received an increasing number of inquiries from homeowners wishing to sell their properties but are concerned that bats may affect the sale. This is a valid concern, especially in times of economic uncertainty. This blog is to help address any concerns sellers may have regarding bats, as well as what buyers should know when looking at purchasing a property with a bat roost. 

WHERE DO BATS ROOST IN HOUSES?

UK bats are generally very small creatures that can fit into gaps as narrow as 2cm! As well as being quiet and elusive, this means many people with bats roosting in their houses have no idea the roost is even there. We often arrive for bat surveys to owners insisting they don’t have bats, only for us to find bat droppings as soon as we begin the loft inspection. 

Common spaces for bats to be found roosting in a house include in the roof space - lifted roof slates and tiles give bats opportunities to squeeze underneath to roost between the roof and its lining. Any tears in the lining of the roof can give access to the loft space, roosting on or beneath roof battens. Bats can also roost under or gain access into loft spaces through gaps under fascia boards, soffit boxes, bargeboards, and ridge tiles. It is possible for bats to find access into cavity wall spaces and roost in there, as well as within open chimney stacks.

Bats generally like enclosed, dark, quiet, environmentally stable places, so will intentionally avoid areas people occupy, which is why it is very easy not to notice if you have bats. 

SELLING YOUR HOME

Before selling your home, you can instruct an ecologist to conduct a series of bat surveys in order to determine if you have bats, and, if so, how many, what species are present, where they are roosting, and what they are using the property for. This can help you be upfront with sellers, providing them with specialist information and advice that can put any concerns at ease. 

Bats in buildings do not typically cause any damage or disturbance to buildings unless in significantly large numbers. This is usually not the case, so there should be no concerns for potential buyers when it comes to maintenance. Bat urine and droppings are typically odourless, again, unless in a high concentration. If there comes a time where an odour is detected or there are any concerns regarding the urine/droppings accumulation, an ecologist can be consulted for advice or to clear the droppings away to assuage any health or hygiene concerns. 

BUYING A HOME WITH A BAT ROOST

As stated above, bats do not typically cause any damage to buildings as they utilise features that are already present. They are also so small and quiet that you will hardly notice they are there. There are some things you should be aware of when it comes to bat roosts, however. 

All bats and their roosts are protected under UK law, making it a criminal offence to damage, disturb, or destroy a bat roost, whether there are bats present or not. This only really becomes an issue when wanting to renovate or develop your property as people with bats in their loft spaces are still able to use that space as it traditionally has been used, usually for storage, which causes minimal to no disturbance to bats the majority of the time. 

If a development you are planning requires planning permission, the Local Planning Authority will ask for a series of bat surveys to determine how the development is likely to affect the bats and their roost. This includes the construction of extensions and loft conversions, but other developments that do not require planning permission may also have the potential to disturb, damage, or destroy bat roosts, or injure or kill bats. This can involve re-roofing, the installation of solar panels, or knocking into walls that have a cavity wall space. To avoid unintentionally breaking the law, due diligence bat surveys will be required before such developments can take place. If there is any uncertainty about whether your development will affect bats, an ecologist can be consulted for advice. 

Have any questions? Looking at buying or selling a home with a bat roost? Contact us today so we can discuss how we can best help you!