Methodology
Good information starts
with knowing the source.
Reports combine available public records, mapped information and derived estimates. Source coverage, update schedules and licences differ. The table explains the role of each source; it is not a promise that every record is available for every home.
| Source | What we use it for |
|---|---|
| HM Land Registry - Price Paid ↗ | Sold prices, transaction history. |
| Environment Agency - Flood ↗ | Available flood indicators and monitoring information. Coverage and geographic detail depend on the dataset; monitoring data is not a complete long-term flood assessment. |
| Ordnance Survey Places API ↗ | Address lookups, UPRN matching, lat/lon, classification. |
| Postcodes.io ↗ | Postcode coordinates and administrative areas. A postcode location does not identify an individual building. |
| Photon / OpenStreetMap contributors ↗ | Fallback address search using mapped addresses. Coverage varies; this does not supply a verified UPRN. OpenStreetMap data is licensed under the ODbL. |
| MHCLG EPC Register ↗ | Energy Performance Certificate data. |
| Historic England - National Heritage List ↗ | Listed buildings & scheduled monuments. |
| British Geological Survey (BGS) ↗ | Bedrock and superficial geology, ground stability. |
| Coal Authority ↗ | Coal mining reporting area and surface hazard checks. |
| Police.uk ↗ | Reported crime statistics by location. |
| DfE - Get Information About Schools ↗ | Nearby school names and recorded education phases from a dated public directory, with approximate straight-line distances in kilometres. Coverage is not a complete UK directory; distance does not confirm a catchment or school place. |
| Ofsted / Estyn - inspection follow-up ↗ | External services for reading current inspection findings. Our school directory does not retrieve inspection judgements or dates. Use Ofsted for England and Estyn for Wales. |
| Ofcom - postcode broadband coverage ↗ | Published percentages of premises with broadband coverage in a postcode, with the dataset date. These figures do not establish the connection, maximum speed or service availability at an individual home. Confirm the exact address with a provider; mobile coverage needs a separate checker or network enquiry. |
| DEFRA - Air Quality ↗ | NO₂, PM₂.₅ readings and air quality bands. |
| Office for National Statistics ↗ | Index of Multiple Deprivation, demographics. |
| Carbon Intensity API ↗ | Grid carbon intensity by region. |
| PVGIS (European Commission) ↗ | Solar PV yield estimates. |
| Food Standards Agency ↗ | Local food hygiene ratings (for area context). |
How we match an address
We use the address you select to retrieve relevant records. Ordnance Survey Places can provide a UPRN (Unique Property Reference Number) when available. Fallbacks include mapped addresses and Land Registry records, with postcode information for local context. These fallbacks do not create an official UPRN. Check the address carefully, especially for flats, renamed homes and new builds.
A property-level location and a postcode-level location have different precision. When only a postcode location is available, nearby findings may relate to the wider area. They must not be read as a confirmed finding about the building.
Records, estimates and missing data
Sources are queried using the identifiers they support: an address, UPRN, postcode or coordinates. Responses may be cached to reduce repeated requests. Cache duration varies by source. A current retrieval does not mean the underlying record was recently updated.
School results retain the directory snapshot date. If the latest download is unavailable, a saved snapshot is labelled so you can check for later changes using the official school links. Ofcom broadband percentages describe all premises in the postcode at the stated snapshot date, including premises other than the home you selected.
Derived indicators and AI summaries interpret the available inputs. They can be incomplete or mistaken. Verify a material point using the underlying source and an appropriate professional. An absent sale, planning record or risk indicator is not evidence that no transaction, development or risk exists.
Limitations
Some datasets are aggregated to a 1km grid or a postcode area. Some are updated quarterly rather than daily. Public datasets do not include things like internal floor plans, current asking prices, or confidential survey results. Always pair a HouseDossier report with a professional survey before committing to a purchase.
Coverage across England and Wales
Some sources cover both nations; others, including particular environment, heritage or school datasets, apply to England only. Welsh properties may need follow-up with Natural Resources Wales, Cadw, Estyn or the relevant council. The scope of an individual source matters more than the overall report coverage.
Licences and attribution
Many UK public datasets use the Open Government Licence. Other sources have their own terms. Mapped address data from OpenStreetMap contributors is available under the ODbL; Ordnance Survey services have separate licence conditions. Naming a source does not imply endorsement of HouseDossier.
Tell us when something needs correcting
Send the report reference and a description of the issue through our contact page. For a correction to an official record, you may also need to contact the organisation that maintains it.