Gazundering: What it is & how to stop it
Enter your postcode for a no-obligation cash offer
- We will buy in 7 days
- We will cover your selling & legal fees
:quality(80))
:format(webp):quality(100))
:format(webp):quality(100)){kind=spacer}
:format(webp):quality(100))
:format(webp):quality(100))
:format(webp):quality(100)){kind=spacer}
:format(webp):quality(100)){kind=spacer}
:format(webp):quality(100)){kind=spacer}
Selling your house can be an exciting milestone, full of anticipation for what’s next. But it can quickly turn into a stressful experience if you face gazundering – when a buyer unexpectedly lowers their offer right before contracts are exchanged.
Unfortunately, gazundering is becoming more common. In 2024, it’s estimated that nearly half of house sales were affected by this practice, largely driven by weakened buyer demand due to rising mortgage rates. For many sellers, this creates significant pressure to accept lower offers, even when it feels unfair.
On this page, we’ll break down everything you need to know about gazundering: What it is, whether it’s legal, how to reduce the risk, spotting the warning signs and how to keep your sale moving forward.
If you’re dealing with gazundering, it’s worth knowing there’s another option. The Property Buying Company can step in to buy your house in as little as 7 days, putting cash in your account within 48 hours of completion. This can help you avoid the stress of a collapsing property chain and move forward with confidence.
What is gazundering?
Gazundering is a tactic some property buyers use to lower their offer at the last minute, just before exchanging contracts. This critical stage is when the sale becomes legally binding, leaving sellers with limited options.
For sellers, being gazundered creates a tough dilemma; accept the reduced offer to keep the sale moving, or risk the entire property chain collapsing. This can lead to delays, unexpected costs, and even jeopardise their onward move.
Recent research from the Open Property Group highlights the growing problem of gazundering in the UK:
26% of sellers reported being gazundered in the past year, a significant rise compared to previous years.
22% of sellers faced last-minute attempts to reduce offers within two weeks of exchange.
78% of those gazed at ended up accepting the lower offer. Their reasons included:
Avoiding delays in finding a new buyer (35%)
Protecting their onward purchase (22%)
Avoiding the stress of restarting the selling process (14%)
The study also delved into why buyers choose to gazunder:
35% cited issues uncovered during surveys to justify the reduced offer.
24% admitted to “trying their luck” without valid reasons.
16% provided no explanation for their lower offer.
These findings shed light on the growing pressure sellers face in the housing market. While some buyers may have legitimate concerns, many exploit market conditions, leaving sellers feeling concerned and frustrated.
Why does gazundering happen?
Gazundering takes place during the house buying process, just before contracts are exchanged. You are at more of a risk, if you are buying and selling a house at the same time, and then you get gazundered, as it could risk a property chain collapse. Understanding how it unfolds can help you spot warning signs and prepare for potential challenges.
Here’s a step by step look at the gazundering process:
1. Agreement on offer
The buyer and seller agree on a price for the property. At this stage, the agreement is usually verbal and not legally binding.
2. Survey & legal checks
The buyer arranges a RICS survey to assess the property’s condition and instructs a solicitor to perform legal checks.
3. The trigger for gazundering
Certain factors can prompt buyers to consider gazundering, including:
Survey findings: Issues revealed during the survey, such as structural damage or repairs needed.
Market fluctuations: Falling house prices or reduced buyer demand may encourage renegotiation.
Negotiation tactics: Some buyers intentionally wait until the last minute to try and secure a better deal.
4. The gazundering attempt
The buyer informs the seller that they want to lower their offer. For sellers, this often comes as a shock, particularly if they’re already committed to buying a new home.
5. The seller’s decision
The seller then faces three main options:
Accept the lower offer: This is often the choice for sellers who need to move quickly or want to avoid the risk of the chain collapsing.
Reject the lower offer: While this could mean losing the sale if the buyer doesn’t relent, the seller might find a new buyer willing to pay the original price.
Counter offer: The seller can try to negotiate a middle ground that works for both parties.
Is gazundering illegal?
Gazundering might feel unfair and incredibly frustrating, but it’s not illegal in England and Wales. Until contracts are exchanged, buyers are legally allowed to lower their offer, even if it leaves sellers feeling cornered or out of options.
In Scotland, however, things are quite different. Thanks to rules set by the Law Society of Scotland, gazundering is much less common. Once an offer is accepted, solicitors aren’t allowed to lower it unless there’s a valid reason, like problems uncovered in the house survey or a significant shift in the market.
If a buyer in Scotland tries to gazunder without a good reason, their solicitor must step away from representing them altogether. This creates a more secure and straightforward process for sellers.
Is gazundering immoral?
Whether gazundering is moral or not often depends on the situation and the buyer’s intentions. Some see it as a strategic negotiation tactic, while others view it as unfair and even exploitative.
Why gazundering feels wrong…
It puts sellers under unfair pressure
Gazundering can create intense stress for sellers, especially if they’ve already invested time, money and energy into the sale. Many feel backed into a corner, forced to accept a lower offer just to keep the sale from falling apart.
It lacks honesty & transparency
When buyers are aware of issues with a house early on but wait until the last minute to use them as leverage for a price drop, it feels manipulative. For sellers, it can come across as playing dirty at a time when they’re already vulnerable.
Why do people gazunder?
Gazundering happens for all kinds of reasons – sometimes they’re legitimate, both other times it’s just a tactical move. By dropping their offer right before exchange, buyers put sellers in a tough spot, banking on the idea that the seller will accept the lower price to avoid losing the sale altogether.
Genuine reasons for gazundering
New information from the survey
If a survey reveals unexpected problems — like structural issues or costly repairs, the buyer might feel justified in lowering their offer.
Market changes
A sudden dip in the housing market can make the agreed price seem too high, prompting buyers to renegotiate.
Mortgage problems
In rare cases, a buyer’s mortgage offer might expire, and they can’t secure another one that supports the original price.
Chain issues
If the buyer’s own sale falls through, they might no longer have the funds to pay the agreed amount, leaving them no choice but to offer less.
Tactical reasons for gazundering
Exploiting sellers in a chain
Some buyers take advantage of sellers who are already committed to a chain and can’t afford for the deal to fall apart. Knowing this, they make a last minute lower offer, betting the seller will accept to keep things moving.
While not illegal, gazundering can feel unfair — especially when it’s used as a pressure tactic without a good reason. For sellers, it’s understandably frustrating and stressful to face a price drop at the final stage of a sale.
If you’ve been gazundered, The Property Buying Company will buy your house directly from you, in as little as 7 days, releasing the cash within 48 hours of completion. By selling to us, you can get an immediate sale to help your chain to stay linked.
How do you stop gazundering?
Gazundering can be a frustrating and stressful time, but it’s not something you have to accept without a fight.
Here are some practical steps you can take to protect yourself and stop gazundering in its tracks:
Negotiate smartly
Don’t feel pressured to accept a lower offer right away. Push back and negotiate a compromise that’s closer to the original price. Sometimes buyers are testing the waters and may be willing to meet you halfway.
Get professional advice
A skilled estate agent, cash house buyer (wink wink), or solicitor can be invaluable. They’ll guide you through the negotiation process, help you weigh your options, and ensure you’re making informed decisions.
Hack a back up plan
Be ready to walk away if the situation isn’t right. Ask your estate agent to maintain a list of other interested buyers who could step in if the current sale falls through. This will give you more leverage during negotiations.
Alternatively, consider selling your house to The Property Buying Company, from our initial consultation to completion, we can buy your house in as little as 7 days. This means if you do get gazundered, you could sell your house by the end of next week – which is more than 7 times faster than it would be to sell on the open market.
Consider insurance
Residential abortive transaction insurance can provide peace of mind. It helps cover legal and other costs if the sale falls apart, reducing the financial impact.
Address survey concerns
If the buyer’s concerns stem from survey findings, consider offering to fix the identified issues yourself. This can reassure the buyer while protecting your sale price.
Gazundering is tough, but with the right approach and support, you can navigate it effectively and keep your sale on track. Stay calm, explore your options and don’t be afraid to stand your ground.
How do you avoid gazundering?
Gazundering can be incredibly frustrating, leaving sellers feeling pressured and uncertain about their next steps. However, with the right approach and preparation, you can significantly reduce the risk and maintain control over the selling process.
To help you safeguard your sale and minimise potential stress, here are some straightforward steps you can take to protect yourself:
1. Set a fair price
Overpricing your home can make it more vulnerable to gazundering later. Start with a realistic price to set the right expectations and avoid unnecessary haggling.
2. Get the survey done early
Completing the survey early gives buyers less time to second guess their decision or compare your house to others. It also reduces the chance of surprise issues coming up later.
3. Be honest about any issues
If your house has any problems, be upfront about them from the start. Surprises discovered later can give buyers an excuse to lower their offer.
4. Look for a chain free buyer
Buyers who aren’t tied to a property chain are less likely to face delays or complications that could lead to gazundering.
Here at The Property Buying Company, we are one of the UK’s leading chain free buying companies, and have a multi million pound cash reserve ready to buy your house quickly.
5. Speed things up
The longer the sale drags on, the more opportunities there are for things to go wrong. Work with your buyer to fast track paperwork, exchange contracts quickly and set a clear completion date.
6. Decide your bottom line
Before you start negotiating, figure out the absolute lowest price you’re willing to accept. Knowing your limits can help you stay calm and confident if the buyer tries to renegotiate.
Gazundering is often just a negotiation tactic. By staying prepared, being transparent and working with trusted professionals, you can reduce the chances of it happening and get closer to a smooth, successful sale.
Gazumping vs gazundering: What’s the difference?
Gazumping and gazundering are two tactics that can make buying or selling a home more stressful, but they impact people in very different ways.
Gazumping happens when a seller accepts a higher offer from someone else after agreeing to sell to you. In this situation, the seller wins and the buyer loses out, often feeling frustrated and disappointed.
When it happens
Gazumping occurs when a seller accepts a higher offer from another buyer after already agreeing to sell to someone else.
Who it impacts
This practice leaves the original buyer at a disadvantage, often losing the property despite having an accepted offer.
Seller’s role
In gazumping, the seller has the power to either stick with the original agreement or accept the higher offer.
Gazundering is the opposite. It’s when a buyer lowers their offer at the last minute usually just before contracts are exchanged. This leaves the buyer in a better position, while the seller feels pressured to accept a lower price or risk the sale falling through.
When it happens
Gazundering occurs when a buyer unexpectedly lowers their offer just before contracts are exchanged.
Who it impacts
This puts the seller in a tough spot, as they may feel pressured to accept the lower offer to avoid the sale falling through.
Seller’s role
Unlike gazumping, the seller has fewer choices in this scenario. They can either:
Accept the reduced offer.
Reject it and risk losing the sale entirely.
Or, negotiate with the buyer to try and agree on a better price.
Both can throw a wrench into the property process, but knowing how they work can help you stay prepared and avoid unnecessary surprises.
| Process | Gazumping | Gazundering |
|---|---|---|
| Who benefits? | Seller | Buyer |
| Who loses? | Buyer | Seller |
| Who initiates the change? | Seller | Buyer |
| Change in offer direction? | Increases | Decreases |
| Seller’s choice? | Yes (can choose between offers) | Limited (accept lower offer, reject and risk collapse, or attempt to negotiate) |
| Impact on initial buyer/seller? | Loses the property despite accepted offer | Pressured to accept lower price or risk sale falling through |
Will you get gazundered in 2025?
It’s hard to say for sure if you’ll experience gazundering in 2025, as it depends on a combination of market trends and your unique situation. That said, in 2024, nearly half of all house sellers; 47%, reported being gazundered, so the chances are fairly high.
Gazundering tends to happen more often in a buyers market, where buyers have the upper hand and more negotiating power. Here are some other things that make gazundering more likely:
The property market
In a buyer’s market, there are more properties for sale than buyers, giving buyers the upper hand. With plenty of properties on the market, buyers have more options and feel more confident pushing for discounts. If they can find something similar at a lower price, they may try to renegotiate your deal.
If house values are fluctuating, buyers might worry about overpaying and use laundering to protect themselves. They might see it as a way to safeguard against future market drops.
That said, location, property type and pricing matter. A unique or well located property might be less at risk.
Your selling situation
If you’re in a hurry to sell or have limited interest in your property, buyers might see this as an opportunity to push for a lower price. On the other hand, if there are multiple buyers interested, they’re less likely to risk losing out by attempting gazundering.
Your leverage
If your property is competitively priced, in a desirable area, or has standout features, buyers may hesitate to jeopardise the deal with last-minute tactics.
Are there any gazundering warning signs?
Gazundering is not exclusive to a buyer’s market. Even in a balanced or seller’s market, it can happen if a buyer uncovers issues during the survey, faces unexpected financial pressures, or simply decides to push their luck.
While you can’t predict gazundering, here are some red flags to watch out for:
Low offers: If you’re getting multiple offers below asking price, it might indicate a buyer’s market where gazundering is more common.
Survey concerns: If a buyer keeps raising issues after the survey, especially over minor points, they could be preparing to renegotiate.
Delays near exchange: If the buyer starts dragging their feet close to exchange, it could be a pressure tactic to push for a lower price.
How do you deal with gazundering in 2025?
Gazundering can be a stressful and frustrating experience for sellers. While it’s not certain that it will happen to you this year, being prepared can give you the confidence to handle it effectively if it does.
If you are gazundered, here are some steps you can take:
1. Consult your estate agent immediately
Reach out to your estate agent as soon as the buyer attempts to gazunder. They can help you assess the situation, provide insights into current market conditions, and guide you through your options. Your estate agent may also help negotiate with the buyer to salvage the sale on more favourable terms.
2. Involve your solicitor right away
Inform your solicitor immediately. They can navigate the legal aspects of the situation and make sure your rights are protected. A solicitor’s expertise is vital, especially if the buyer’s tactics involve unfair pressure or unclear reasoning.
3. Take time to assess your options
Avoid making a rushed decision. Take time to evaluate whether accepting the reduced offer is in your best interest or if you can afford to walk away. Consider whether you can re-list your house or if there are other buyers who may still be interested.
Alternatively, cover selling your house to The Property Buying Company. We will buy your house for cash in as little as 7 days, and cover all your selling & legal fees. We can make sure your property chain stays on track.
What to do if you’ve been gazundered
When you get gazundered, follow the steps in the section above, and make sure you maintain open communication with all parties involved. Clearly express your concerns and expectations and make it clear you’re open to negotiating – but not at any cost. Luckily, there are several options to keep your sale on track:
1. Be prepared to walk away
If your buyer is unwilling to renegotiate, and the lower offer is unreasonable. you have every right to reject it. While this might mean the sale falls through, it gives you the chance to find another buyer who is willing to pay closer to your asking price.
While selling your home might be urgent, don’t feel pressured into accepting an offer that undervalues it significantly. Sometimes walking away can protect your interests and open the door to better opportunities —- like selling to The Property Buying Company.
We can buy your house in as little as 7 days, cover all your selling & legal fees and handle all aspects of the sale. We will take all the stress out of your house sale, so you can focus on the more important things in life.
2. Negotiate smartly
If you don’t choose to walk away, don’t immediately accept the reduced offer. Start by negotiating with the buyer to reach a fair compromise closer to your original asking price. Present strong justifications for your price, such as:
Recent comparable sales in your area.
Unique features or upgrades to your property.
The housing market value and demand.
3. Explore alternative options
Depending on your circumstances, you can consider these options to navigate the situation:
Bridging loan: If you need to move quickly, a bridging loan can help cover the financial gap between the lower sale price and your needs.
Extend the exchange date: If possible, negotiate more time with the buyer. This can give you a chance to explore other options or secure a new buyer.
Consider property auctions: Auctions can provide a quick sale and achieve market value, though there’s no guarantee the property will sell.
Use The Property Buying Company: We will buy your house for cash, directly off you, while covering all your legal and selling fees.
Why choose a cash buyer after being gazundered?
Turning to a cash buyer after you’ve been gazundered can offer a simple, reliable way forward. While cash buyers will offer below market value, they eliminate the risks of gazundering entirely and provide several benefits…
Gazundering leaves you questioning whether your sale will go through at all. A cash buyer offers guaranteed certainty — no delays, no renegotiations, and a quick sale, often within just seven days.
If you’re on a deadline, relocating, buying another property, or simply needing to move fast, a cash buyer can complete the process quickly, helping you stay on schedule despite any previous setbacks.
When financial pressures are mounting, a guaranteed, fast sale can be a lifesaver. A cash buyer ensures you have quick access to funds, giving you stability when it matters most.
Why work with The Property Buying Company?
If you think a cash buyer is the solution for you, we’re here to help. As a trusted UK cash house buyer with over 2,000 excellent Trustpilot reviews, we make selling your home easy and stress free.
We can buy your house in as little as seven days, so you can move forward without delay. We take care of all the legal details, saving you time and effort. And, while we do buy below market value, we offer a quick, guaranteed sale in exchange for peace of mind.
If you’re ready to keep your sale moving and leave the stress of gazundering behind, fill out our postcode form below. We’ll take care of the rest and help you move forward with confidence.
:quality(100))
