Lender asked for a tree report? What it covers and what it costs

Why valuers flag trees

The concern is almost always indirect damage: on shrinkable clay soils, tree roots dry the ground seasonally and the resulting shrink and swell can move foundations, the classic driver of subsidence claims. Risk rises with clay soil, tree size and species (poplars, willows and oaks are thirsty), proximity to the building, and shallow older foundations. Direct root damage to sound foundations is much rarer than folklore suggests. The valuer is not saying the tree is a problem, they are saying they cannot tell in a 20-minute visit.

What the report contains and costs

• Species, size and condition of the relevant trees, and their distance from the building.
• Influence assessment: whether each tree could plausibly affect the foundations given soil type, and whether there is any sign it already has.
• Recommendations: usually retain and monitor, sometimes pruning on a cycle, occasionally removal, with TPO status checked first (removal of a protected tree needs consent, see the TPO guide).
• Cost: typically £150–£350 for a single dwelling in 2026 quotes, one visit plus a written report addressed for lender use.

Getting it done without losing your mortgage timetable

1. Check the exact wording of the lender's condition, some want a general arboricultural report, some specifically an assessment of subsidence influence.
2. Book an arboriculturist rather than a tree surgeon whose main trade is cutting: lenders want an inspection report, not a works quote, and independence reads better.
3. Send the report to your broker as soon as it lands; if it recommends works, get those priced separately and use them in negotiation like any other survey finding.

Worried the tree question hides a bigger movement question? Cracking and movement are structural engineer territory, not arborist territory: our sister site covers structural report costs.