Discovering red ash on your property can be a shock. But there are practical steps you can take – and an auction could offer a smart, secure route forward.
If you’ve recently found out your property contains red ash, you’re likely feeling concerned. It’s not a term most homeowners come across until a valuation, survey, or mortgage application brings it to light.
While red ash doesn’t pose a direct health risk, it can create significant issues when it comes to selling or mortgaging a property. In this article, we’ll explain what red ash is, why it causes problems, and how selling through auction can provide a realistic, reliable solution.
What is Red Ash and Why is it a Problem?
Red ash, also known as sulphate-bearing hardcore, is a type of infill material used in the foundations of properties built mainly between the 1950s and 1980s. It was commonly used across parts of the Midlands, North Wales, and the North of England. Over time, when red ash reacts with moisture, it can expand and cause structural damage to floors – and that’s what raises red flags for lenders, buyers, and surveyors.
The issue isn’t always visible. It’s often uncovered during a structural survey or when applying for a mortgage.
Unfortunately, once red ash is identified, securing mortgage approval can become very difficult. This can limit your pool of potential buyers and lead to sales falling through unexpectedly.
Can I Still Sell a Property with Red Ash?
Yes – but the traditional route through an estate agent can be slow, uncertain, and in many cases, unsuccessful. A buyer using a mortgage is likely to pull out once red ash is mentioned, especially if a valuer flags it in their report.
You may be advised to carry out costly remedial work (sometimes thousands of pounds), but even then, the stigma attached to red ash can deter buyers.
That’s why many sellers in this position explore auction as a faster, more certain route. Property auctions attract a different type of buyer – one who often purchases with cash and has a clearer understanding of what they’re buying.
This makes auctions particularly well-suited to selling properties with known issues like red ash, subsidence, or Japanese knotweed.
Why an Auction can be the Right Solution
When you sell through auction, you’re offering your property to a national audience of serious buyers, including investors, landlords, and developers. These buyers typically don’t require a mortgage and are used to purchasing properties in “as seen” condition.
This removes the biggest barrier: the reliance on mortgage lenders who won’t approve red ash-affected properties.
At Town and Country Property Auctions, we work with sellers to set a realistic reserve price that reflects the condition of the property while protecting your bottom line. Because auctions work on a fixed timeframe, you’ll know exactly when your property will be marketed and sold, giving you a clear and reliable route forward.
What Happens During the Auction Process?
Once you choose to auction your property, our team will arrange everything – from photography and listings to legal packs and marketing. We’ll include full disclosure of any known issues, like red ash, so that buyers can make an informed decision. This transparency protects you as a seller and reassures the buyer that they know what they’re bidding on.
Auction buyers pay a deposit immediately when the hammer falls, and contracts are exchanged at the same time. Completion usually takes place within 28 days. This means no drawn-out negotiations, fewer fall-throughs, and a more straightforward sale.
To understand the full process, read our How Selling by Auction Works guide.
How Much can I Expect to get for a Property with Red Ash?
Property affected by red ash will typically fetch a lower price than an identical property without the issue, but this is balanced by the speed and security of sale that an auction offers.
By setting a reserve price you’re comfortable with, you stay in control. Our team will advise you on how similar properties have performed and give you honest, expert guidance to help you make the best decision.
We’ve successfully sold red ash properties at auction, including homes that had struggled to sell for months on the open market.
What if I’m not Sure Whether an Auction is Right for Me?
That’s exactly what we’re here to help with. Our free, no-obligation valuation will give you a clear idea of what your property could achieve at auction, with no pressure to proceed. We’ll always give you straightforward advice based on what’s best for your situation – whether that’s selling now, waiting, or considering other options.
You might also find our articles helpful, such as Tips for Property Investors if you’re looking to reinvest funds, or our Guide to Probate Property Sales if the property is part of an estate.
Talk to Town and Country Property Auctions Today
If red ash is standing between you and a successful sale, you’re not alone – and there is a way forward. Auctions offer a realistic, fast, and transparent route to selling problem properties.
At TCPA, we bring decades of experience, nationwide coverage, and a genuine commitment to helping sellers move on with confidence.
Ready to take the next step? Get in touch with our friendly team today for expert advice and a free valuation.