Shared Ownership Staircasing in Gloucestershire: A Complete Guide
Staircasing is the process of buying additional shares in your shared ownership property, increasing the percentage you own. In Gloucestershire, you’ll need a RICS valuation from a regulated surveyor to begin the process — it determines the current market value your new share price is based on.
What is shared ownership staircasing?
Shared ownership is a government-backed scheme designed to make homeownership more accessible. When you buy through the scheme, you purchase a share of a property — typically between 10% and 75% — and pay a subsidised rent to your housing association on the portion they retain. You take out a mortgage on your share and put down a deposit, making the initial purchase far more affordable than buying outright.
Staircasing is the mechanism by which you gradually buy more of your home. Each time you staircase, you purchase an additional tranche of shares, which increases your ownership percentage and reduces the rent you pay to the housing association accordingly. The minimum tranche size is typically 10%, though this varies from lease to lease — some older leases require minimum increments of 25%, so it is always worth checking your own lease before you assume a particular purchase amount is possible.
You can staircase in multiple steps over time, or in one go if your finances allow. The end goal for many shared owners is to reach 100% ownership — sometimes called “full staircasing” — at which point you own the property outright and rent payments to the housing association cease entirely. Others simply want to reduce their monthly outgoings by purchasing a larger share without necessarily going all the way to 100%. Either approach is perfectly valid, and the process is the same regardless of how much you are looking to buy.
People choose to staircase for a range of reasons: reducing their monthly rent bill, building more equity in their home, improving their mortgage options, or preparing to sell. In some cases, reaching a higher ownership percentage is required before you can sell on the open market. Whatever your reason, it is worth understanding the process from start to finish before you begin. For more information about the housing association’s shared ownership rules, the National Housing Federation provides a useful overview of the scheme and residents’ rights.
How does the staircasing process work in the UK?
The staircasing process follows a reasonably consistent sequence of steps, though individual housing associations may have slightly different procedures or timescales. Here is what you can generally expect:
Step 1 — Check your lease. Your lease is the starting point. It sets out the minimum tranche size you can purchase, any restrictions on when or how often you can staircase, and whether your housing association has any “first refusal” or “nomination period” rights that apply to sales as well as purchases. Do not skip this step — the details in your lease take precedence over anything you may have read elsewhere.
Step 2 — Notify your housing association. Once you know what you want to buy, contact your housing association to inform them of your intention to staircase. They will confirm the process they follow, provide any required application forms, and advise you on their administration fees. Some associations are quicker to respond than others, so build this into your timescales.
Step 3 — Commission a RICS valuation. This is the critical step. The price of your additional shares is not fixed — it is calculated as a percentage of the property’s current open market value. That value must be established by a RICS Red Book-qualified surveyor. The valuation is a legal requirement, and the housing association will base the share price on this figure. You can arrange the valuation yourself — your housing association cannot insist on a particular firm.
Step 4 — Housing association confirms the share price. Once the valuation report has been submitted, the housing association reviews it and issues a formal offer confirming the price of the additional shares based on the current market value.
Step 5 — Instruct a solicitor. A solicitor experienced in shared ownership conveyancing is essential. They will handle the legal transfer, liaise with the housing association’s legal team, and ensure the transaction is properly documented. Costs vary, but budget for this as part of your overall transaction costs.
Step 6 — Arrange finance. Depending on how much you are buying and your existing mortgage, you may need to remortgage or arrange additional borrowing. Your lender will need to be informed of the staircasing transaction. It is worth speaking to a mortgage broker familiar with shared ownership products, as not all lenders offer them.
Step 7 — Complete the transaction. Once the legal work is done and finance is in place, you complete the purchase of the additional shares. A Memorandum of Staircasing is drawn up and signed by both parties, and your solicitor registers the updated ownership at the Land Registry. If you have reached 100%, your shared ownership lease is either amended or replaced entirely.
Why do you need a RICS valuation for staircasing?
The short answer is that the price of your additional shares is directly tied to the current open market value of the property — and only a RICS Red Book valuation provides a legally recognised, independently verified figure for that value. Without it, there is no agreed basis on which to calculate the share price.
The RICS valuation protects both you and the housing association. It ensures the transaction is fair — neither party can argue that the price was inflated or artificially low without proper evidence. The surveyor assesses comparable recent sales in your local area, considers the condition and characteristics of your specific property, and produces a formal written report. That report becomes the foundation of the entire staircasing transaction.
- It is important to choose a surveyor who genuinely knows your local market. Gloucestershire is a diverse county — property values in Cheltenham differ considerably from those in the Forest of Dean or rural Stroud, and even within towns there can be meaningful variation street by street. A surveyor relying on broad regional data rather than genuine local knowledge of Gloucestershire risks producing an inaccurate valuation, which can cause delays or disputes further down the line.
The valuation is typically valid for three months from the date of inspection, as specified in GOV.UK guidance on staircasing. This means timing matters: commission your valuation when you are genuinely ready to proceed, not months before your finances or legal arrangements are in place. If the three-month window expires before you complete, you will need a fresh valuation at additional cost.
One important note: if you have made improvements to your property with the written permission of your housing association, a compliant valuation must show both the current market value including those improvements and the “unimproved value” excluding them. The share price should be based on the unimproved value in those circumstances, which is to your benefit. Make sure your surveyor is aware of any approved works you have carried out.
How much does a staircasing valuation cost in Gloucestershire?
The cost of a RICS staircasing valuation in Gloucestershire typically falls in the range of £150 to £350, depending on the provider and the nature of the property. Some firms charge more for larger properties or in certain locations.
At Adam Till Valuations, we offer competitive, transparent pricing with a price guarantee — no hidden fees, no surprises. The inspection and report are carried out by Adam personally, a RICS-regulated surveyor with 15 years of experience in shared ownership valuations across the county. Reports are typically turned around within 2–5 working days of the inspection, so you are not left waiting.
It can be tempting to choose purely on price when commissioning a valuation — after all, it is a cost you would rather not incur. But it is worth putting the fee in context: you are making a property purchase worth many thousands of pounds, and the accuracy of the valuation directly determines the price you pay for your additional shares. A valuation that uses poor-quality comparables or is carried out by someone unfamiliar with the Gloucestershire market can leave you overpaying for your shares or, worse, cause your housing association to reject the report entirely. Local knowledge and professional rigour are worth paying for.
Staircasing to 100% — what changes?
Reaching 100% ownership is a significant milestone. Once the transaction completes, you own the property outright — whether that is the freehold (for a house) or the full leasehold (for a flat). The rent you have been paying to the housing association stops immediately, which for many people represents a substantial reduction in monthly outgoings.
Your mortgage options also improve considerably at 100%. You are no longer bound by shared ownership mortgage products, many of which come with restrictions. Mainstream lenders compete for your remortgage business, and you are likely to find better rates and terms available to you. It is worth reviewing your mortgage arrangements once you have fully staircased.
If you own a flat, it is worth checking the remaining lease length before or during the staircasing process. A short lease — generally anything under 80 years — can complicate both the staircasing transaction itself and any future remortgage or sale. You may wish to negotiate a lease extension at the same time as staircasing, which can sometimes be done as a combined transaction with your solicitor’s help.
One important caveat: some older shared ownership leases — particularly those granted before April 2006 and associated with certain housing associations — restrict staircasing to a maximum of 80% rather than 100%. This is more common in rural areas where the scheme was originally designed to keep affordable housing available in the community. If you are unsure whether your lease has this restriction, check the relevant clauses carefully or ask your solicitor. It is better to know in advance than to discover the limitation mid-transaction.
Once you reach 100%, you can sell your property on the open market in the same way as any other homeowner, without involving the housing association at all. That freedom is one of the most significant practical benefits of full staircasing.
Selling a shared ownership property in Gloucestershire
If you have decided to sell rather than staircase, the process is slightly different but similarly involves a RICS valuation. Before you can market your property, the housing association will typically exercise a “nomination period” — usually around eight weeks — during which they have the right to find a buyer for your share. This protects the scheme by giving priority to other eligible shared ownership buyers.
The sale price during the nomination period is based on the RICS valuation, so you will need to commission one before or at the time you notify the housing association of your intention to sell. If the housing association does not find a suitable buyer within the nomination period, the terms of most leases allow you to market the property on the open market, though some restrictions may still apply depending on your specific lease.
Adam Till’s valuations are accepted by all major housing associations operating in Gloucestershire, including GCH, Bromford, Rooftop Housing Group, Cottsway, Clarion, CBH, and LiveWest. If you are unsure whether your housing association will accept a valuation from us, you are welcome to check with them or contact us directly — we are happy to confirm compatibility before you book.
Frequently Asked Questions
How long does shared ownership staircasing take?
From the point of commissioning your RICS valuation to completion of the transaction, staircasing typically takes between three and six months. The exact timescale depends on how quickly your housing association processes the application, how long your solicitor takes to complete the legal work, and whether you need to arrange new finance. Starting the process with everything in order — lease reviewed, finances discussed, and solicitor instructed — keeps delays to a minimum.
Can I staircase as many times as I want?
In most cases, yes. Properties purchased through shared ownership after 1 April 2006 carry no limit on the number of staircasing transactions, so you can buy shares incrementally over many years if that suits your circumstances. Properties purchased before that date may be subject to a limit of three staircasing transactions in total. Your lease will confirm the rules that apply to your specific property.
Do I need a solicitor to staircase?
Yes — a solicitor is required to handle the legal aspects of the transaction. The housing association will also have their own solicitor, and both parties’ legal representatives need to communicate and agree the terms before completion. Your solicitor will handle the Land Registry registration and issue the updated ownership documents. Make sure you use a solicitor with experience in shared ownership conveyancing, as it is a specialist area.
Can I use any RICS surveyor for a staircasing valuation?
Yes. Any RICS Red Book-qualified surveyor is permitted to carry out a staircasing valuation, and your housing association cannot legally require you to use a specific firm. That said, it is worth choosing a surveyor with demonstrable knowledge of the local Gloucestershire property market — accurate comparable evidence is what makes a valuation reliable, and that comes from genuine local experience.
What if I think the valuation is too high?
You have the right to challenge it. If you believe the valuation does not accurately reflect the current market, you can speak to your surveyor and ask them to review the comparable evidence they have used. If you remain dissatisfied, the RICS has a formal process for disputing valuations. Bear in mind that the housing association cannot simply reject a valid RICS valuation because they prefer a higher figure — the process is designed to be independent and fair to both parties.
Is staircasing worth it financially?
It depends on your individual circumstances, but for many shared owners it makes strong financial sense. Buying additional shares reduces your monthly rent payment, which may offset or exceed the increased mortgage cost, resulting in lower overall housing costs. It also accelerates equity building, which benefits you when you eventually sell. That said, if your current mortgage rate is significantly higher than the rent you are paying, the immediate financial case may be less clear-cut. It is worth modelling the numbers before you commit.
Can I staircase if I am in mortgage arrears?
In almost all cases, no. Most lenders will not permit additional borrowing if you are in arrears, and most housing associations will not process a staircasing application for a resident with outstanding mortgage arrears. You will generally need to bring any arrears up to date and demonstrate a period of consistent payment before the process can proceed. If you are experiencing financial difficulty, speaking to your lender and housing association early is always the better path.
Ready to Staircase? Get in Touch
Adam Till has 15 years of experience carrying out RICS valuations for shared ownership staircasing across Gloucestershire — covering Gloucester, Cheltenham, Stroud, Tewkesbury, Newent, the Forest of Dean, and the surrounding area. Every valuation is carried out personally by Adam, ensuring consistent quality and genuine local knowledge.
Reports are typically delivered within 2–5 working days of inspection, and our valuations are accepted by all major housing associations in the county. There are no hidden fees and no surprises — just straightforward, professional advice from a surveyor who knows Gloucestershire inside out.
We are open Monday to Friday, 8am–7pm. To book your staircasing valuation or to ask any questions, visit our contact page or call Adam on 07858 916345. Amanda, our office manager, is always happy to help.
Adam Till, RICS Surveyor, | Adam Till Valuations, Gloucester
Last reviewed: May 2026
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