The first step in assessing any Japanese knotweed problem is a Japanese Knotweed Survey. From the survey, you will be armed with the right information to understand the extent of any infestation and the appropriate action to take. If you would like Japanese Knotweed Ltd to assess your knotweed problem, please contact us. Find out more about Japanese Knotweed Surveys here.
The law on Japanese knotweed is very clear.
- You must not cause Japanese knotweed to grow in the wild.
- If you have Japanese knotweed on your property, you must not allow it to spread into neighbouring properties. It would be classed as a private nuisance and you could be prosecuted under civil law, resulting in financial penalties.
Japanese knotweed is a non-native invasive weed that was brought to the UK in the 19th century as an ornamental plant. However, it poses an enormous risk to the native bio-diversity in the UK. Not only can it damage and destroy hard surfaces, such as tarmac, concrete and brick walls, the plant grows so quickly and spreads so easily, it can deprive native plants of nutrients and sunlight, causing them to die.
Japanese Knotweed Encroachment
If a property is found to have an infestation of Japanese knotweed on their land or Japanese knotweed within 7 meters, it is extremely difficult to secure a mortgage against the property. Therefore, Japanese knotweed doesn't have to be located within the boundary of your property for a surveyor to categorise your property from being at risk from Japanese knotweed.
If Japanese knotweed spreads from one property to another the relevant law is that of private nuisance. A private nuisance is an act or omission which is an interference with, disturbance of or annoyance to a person in the exercise or enjoyment of his ownership or occupation of land.
Encroachment from Railway Lines
Increasingly, we're contacted by homeowners that suspect they have knotweed encroachment from railway lines close to their property. Not only does this cause for concern for the buildings on their property, but the invasive nature of the weed can cause loss of enjoyment of the garden. We have a vast amount of experience in dealing with these types of cases. Contact us using the form on this page and we'll call you to discuss your situation and inform you of the options available to you.
Prevent the Spread of Knotweed
If a landowner has knotweed growing in the garden of his property he should make every effort to control the knotweed and prevent this invasive weed from spreading onto a neighbouring property and if he fails to do this he could be held responsible for the damage caused by the encroachment. If you are able to prove that your property is affected by knotweed because of encroachment the landowner of the adjacent property could be held responsible.
Giving Notice to Your Neighbour
If you do wish to pursue your neighbour, the individual or organisation responsible for the adjoining land must be given the opportunity to deal with the nuisance (knotweed). It is therefore important that you put your neighbour(s) on notice in writing as soon as you become aware of encroachment and that you state what action you require the landowner to take and by when.
In these circumstances you should ask your neighbour to effectively treat the knotweed not only on their land, but also on your property in order to solve the problem and ideally the remedial action they choose should include a suitable guarantee. The letter should also explain the likely consequences if they choose to ignore the notice.
To help you take this further we can undertake a specialist survey of the knotweed. Ideally we would need access into all of the affected garden(s). The survey will provide you with a written document that will accurately identify the knotweed and its location. If it is clear that the knotweed in your garden is encroachment from an adjoining property we will confirm the encroachment and you will be able to provide this as evidence to the neighbouring landowner.
In addition to the survey we will provide you with the “notice” letter to give to your neighbour and a quotation for a Multi-Property Treatment and Guarantee Programme - KMP (Knotweed Management Plan) for them to consider. The survey may also be useful for future buyers of your property. Please note that the treatment and guarantee programme is a chemical treatment programme and not an immediate eradication of the knotweed which can be achieved by excavation. Find out more about our Japanese Knotweed Survey here.
Encroachment Legal Rights
Should the neighbour not comply with the notice, a claim for "nuisance for encroachment" can be pursued through legal channels.
Japanese Knotweed and ASBOs
The government has reformed the Anti-social Behaviour, Crime and Policing Act 2014 so that community protection notices can be used against individuals who are acting unreasonably and who persistently or continually act in a way that has a detrimental effect on the quality of life of those in the locality. The Act does not explicitly refer to Japanese knotweed or other similar invasive non-native plants, as the new anti-social behaviour powers are intended to be flexible. However, frontline professionals can stop or prevent any behaviour that meets the legal test in the powers.
Under the Act a Community Protection Notice (CPN) can be used to require someone to control or prevent the growth of Japanese knotweed or other plants that are capable of causing serious problems to communities. The test is that the conduct of the individual or body is having a detrimental effect of a persistent or continuing nature on the quality of life of those in the locality, and that the conduct is unreasonable. Under section 57 of the Act, “conduct” includes “a failure to act”. A CPN could therefore be used to require someone to control or prevent the growth of Japanese knotweed or other plants that are capable of causing serious problems to communities.
Fixed Penalty Notice
This means if an individual, or organisation is not controlling Japanese knotweed or other invasive plant and could be reasonably expected to do so, the CPN could be used after a mandatory written warning has been served beforehand to get them to stop the anti-social behaviour. Breach of any requirement of a community protection notice, without reasonable excuse, would be a criminal offence, subject to a fixed penalty notice. On summary conviction, an individual would be liable to a fine not exceeding £2,500. An organisation, such as a company, is liable to a fine not exceeding £20,000.
Paperwork in conveyancing, when selling a house, includes a form called the Law Society Property Information Form, or a "TA6". This form ensures that the solicitor asks whether the property is affected or has ever been affected by Japanese knotweed.
Whilst it's tempting not to declare certain information which might put prospective buyers off, honesty is always the best policy because you run the risk of being sued in the future if the information you provide is intentionally misguiding. The question of whether a property is affected by Japanese knotweed was added in 2013. This is because mortgage lenders want to know if the property has knotweed growing on it, or close to it. If it does have knotweed, they usually ask for evidence that there is a Knotweed Management Plan (KMP) in place.
Answering the Japanese Knotweed Question
The question on the form reads thus:
“Japanese knotweed is an invasive plant that can cause damage to property. It can take several years to eradicate.” It then asks sellers: “Is the property affected by Japanese knotweed?”
To which there are three possible answers:
If the answer is yes the form asks the seller to state whether there is a Japanese knotweed management plan (KMP) in place and if so to supply a copy. From a conveyancing perspective this is clearly the most straightforward response. A solicitor representing the buyer should ensure that the KMP is adequate. A specialist knotweed contractor will be required to treat the affected areas and the long term management plan should clearly detail the record of works carried out and to be carried out.
Sellers should provide this to the purchaser’s solicitors, who in turn should enquire to see if it can be transferred to their client. The KMP must be fit for purpose and provide a long term guarantee and for some lenders may need to be backed by insurance.
This response can serve to trigger alarm bells when reviewed by the purchaser’s solicitors. A request, via an enquiry, is likely to be made for further information and perhaps a specialist knotweed survey. The ‘not known’ answer is arguably the most honest for the majority of sellers, but in reality it should serve only to prompt the buyer’s solicitors to probe for further information. The seller may add a caveat along the lines of ‘buyer should rely on their own survey’.
For the vast majority of sellers, the selected response will be ‘no’. The seller may add a caveat along the lines of: ‘as far as I am aware’ to a response of ‘no’. This may reflect the fact that knotweed can be hard to spot in its early stages and most property owners are not horticultural experts. However if a seller, based on the best of their knowledge, answers ‘No’, and it subsequently transpires that the plant is present, then the buyer may pursue the seller for compensation.
Knotweed Management Plan is Paramount
The presence of knotweed does not automatically prevent a mortgage from being obtained, with a case by case basis approach often adopted. Evidence of a suitable Knotweed Management Plan is paramount. Whilst it might be a shock to find out that the property you are trying to sell has knotweed, or indeed, the property you intend to buy is affected, there are treatments available to manage the infestation and the Knotweed Management Plan is the key.
Misrepresentation Legal Rights
When buying a house, the person you are buying from is required to disclose if the property is affected by Japanese knotweed. If you have bought a house that's affected by Japanese knotweed, and you are able to show the seller knew about Japanese knotweed on the property, you can sue the seller.
Loss of Property Value
If a property is found to have an infestation of Japanese knotweed on their land or Japanese knotweed within 7 meters, it is extremely difficult to secure a mortgage against the property.
Most mortgage companies will not lend on properties affected by Japanese knotweed and a limited number will only do so with the condition that there is a Treatment Management Programme with a recognised contractor along with an insurance backed guarantee.
As a result, a property affected by Japanese knotweed, whether it is in their boundary or within 7 meters, loses value. This is called diminution of value. If you are successful in bringing a Nuisance Claim against a defendant, then it may be possible to include a claim for diminution of value in any settlement.
If you purchased a property and paid for a professional survey to be carried out and the surveyor did not pick up the presence of Japanese knotweed, you may be able to bring a claim against the surveyor for professional negligence. If you are able to show that the surveyor should have noticed the Japanese knotweed, you can make a claim.
Disposal of Japanese Knotweed
The Government website has guidance called "Prevent Japanese knotweed from spreading". It states:
"You must dispose of Japanese knotweed waste off-site by transferring it to a disposal facility that’s permitted, e.g. a landfill site that has the right environmental permit."
"You must prevent Japanese knotweed on your land from spreading into the wild and causing a nuisance. You could be fined up to £5,000 or be sent to prison for up to 2 years if you allow contaminated soil or plant material from any waste you transfer to spread into the wild."
This means if you cut back knotweed or dig it up and take it to your local waste and recycling centre that does not have the right environmental permit, you could be fined or sent to prison.
The Government website continues to state:
"You must not:
- dispose of Japanese knotweed with other surplus soil
- sell soil contaminated with Japanese knotweed as topsoil
You can only reuse knotweed-contaminated soils after treatment, on the site where they were produced."
At Japanese Knotweed Ltd, we are fully equipped and highly trained to deal with Japanese knotweed infestations. Our team of field technicians have the relevant qualifications and experience to treat Japanese knotweed in a professional and legally compliant manner. If you suspect you have knotweed on your property, call in Japanese Knotweed Ltd, your local knotweed experts today: 0333 2414 413.
We work closely with a nationwide firm of solicitors called JMP Solicitors. They specialise in Japanese Knotweed claims and work on a "no win, no fee" basis.
They started representing people with Japanese knotweed claims in 2013. Since then, what started as a trickle has now exploded as this invasive pest has spread quickly along railway lines, waterways, suburban streets and new housing developments across the country. Their team is headed by Sam Towle who is an experienced litigator. Find out more by visiting their website.