Quick Summary
- Sellers pay for the Home Report, not buyers — the opposite of England, where the buyer pays for their own survey
- Three parts: Single Survey, Energy Report, Property Questionnaire — covering condition, valuation, EPC rating, and seller disclosures
- The valuation caps your mortgage — your lender will only fund up to the Home Report valuation, so any "offers over" amount must come from your own cash
- Use our free calculator — the LBTT Calculator shows your property tax, and the Mortgage Affordability Calculator shows what you can borrow
Scotland's Home Report system is one of the biggest differences between buying property here and buying in England. Since 2008, every seller must provide a Home Report before putting their property on the market. For buyers, this means you get detailed information about the property's condition and value before you even make an offer — for free.
Quick Answer: A Home Report is a mandatory document package that Scottish sellers must provide to potential buyers. It contains a Single Survey (condition assessment + valuation), an Energy Report (EPC), and a Property Questionnaire (seller's disclosures). The seller pays for it (typically £500-800), not the buyer. The valuation figure is critical — your mortgage lender will only lend up to this amount, so any offer above the valuation must come from your own savings.
What is a Home Report?
A Home Report has been mandatory for most residential property sales in Scotland since 1 December 2008. It was introduced by the Housing (Scotland) Act 2006 to give buyers better information upfront, reduce wasted survey costs, and speed up the buying process.
Every Home Report contains three documents:
1. The Single Survey
This is the main inspection report, carried out by a qualified surveyor. It covers:
Condition ratings for every element of the property:
- Category 1 — No immediate repair is needed
- Category 2 — Repair or replacement requiring future attention but not urgent
- Category 3 — Urgent repair or replacement is needed
The surveyor inspects the roof, walls, windows, doors, plumbing, electrics, heating, bathrooms, kitchen, and common areas (for flats). They'll note any defects, damp, rot, or structural issues.
The valuation — the surveyor provides a market value figure. This is the single most important number in the Home Report because it determines your maximum mortgage.
Accessibility information — how accessible the property is for people with disabilities.
Energy efficiency — a summary of the property's energy performance.
2. The Energy Report (EPC)
The Energy Performance Certificate rates the property's energy efficiency from A (most efficient) to G (least efficient). It also provides:
- Current energy efficiency rating
- Potential rating (if improvements were made)
- Environmental impact rating
- Estimated energy costs per year
- Recommendations for improvement
Scotland is proposing an EPC C requirement for private rented properties — by end of 2028 for new lets and by end of 2033 for all private rented properties. A new "Heat Retention Rating" is also being added to Scottish EPCs.
3. The Property Questionnaire
This is filled in by the seller, not the surveyor. It covers:
- Council tax band
- Parking arrangements
- Alterations and extensions (and whether they had planning permission/building warrant)
- Guarantees and warranties
- Boundary disputes or neighbour issues
- Flooding history
- Any notices from the council
- Factoring arrangements (for flats)
Sellers must answer honestly — providing false information can have legal consequences.
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Who pays for the Home Report?
The seller. This is the opposite of England, where the buyer pays for their own survey.
Typical cost to the seller: £500-800 for the full Home Report, depending on property size and location. This includes the surveyor's inspection, the EPC, and preparing the documentation.
For buyers, this is a significant advantage. In England, a buyer might pay £300-600 for a Homebuyer Report on every property they consider — and lose that money if their offer isn't accepted. In Scotland, you get detailed information for free before deciding whether to offer.
How the valuation affects your mortgage
This is where many Scottish buyers get caught out. Your mortgage lender will only lend up to the Home Report valuation — not the price you actually pay.
Worked example
- Home Report valuation: £200,000
- You offer (and win at closing date): £220,000
- Your deposit: 10% of valuation = £20,000
- Maximum mortgage: £200,000 - £20,000 = £180,000
- Cash gap you must fund: £220,000 - £180,000 - £20,000 = £20,000
You need £40,000 in cash — your £20,000 deposit PLUS £20,000 to cover the gap between the valuation and your offer. This is on top of LBTT and legal fees.
In Edinburgh's competitive market, properties regularly sell 10-15% above the Home Report valuation. On a £250,000 valuation, that's potentially £25,000-37,500 of extra cash you need.
The Home Report valuation is NOT the asking price. Scottish properties are often marketed at "offers over" a figure set below the Home Report valuation to attract interest. The valuation is the maximum your lender will fund — everything above it comes from your own pocket.
Scotland vs England: how the system compares
| Feature | Scotland | England |
|---|---|---|
| Who provides the survey? | Seller (mandatory) | Buyer (optional) |
| Who pays? | Seller (£500-800) | Buyer (£300-600 per survey) |
| When is it available? | Before marketing | After offer accepted |
| Valuation included? | Yes | Only if buyer pays for one |
| EPC included? | Yes (part of Home Report) | Yes (separate requirement) |
| Seller questionnaire? | Yes (mandatory) | No equivalent |
| Can buyer still get own survey? | Yes (but rarely needed) | Yes (and usually essential) |
Scotland's system gives buyers significantly more information upfront, reduces the cost of house-hunting, and helps prevent nasty surprises after offers are accepted.
When you might want your own survey anyway
The Home Report is a good general assessment, but it's a Level 2 survey (not a full structural survey). You might want an independent survey if:
- The Single Survey flags Category 3 issues (urgent repairs)
- The property is very old (pre-1900), listed, or unusual construction
- You're planning major renovations and need detailed structural information
- The Home Report is close to its expiry date and conditions may have changed
A private survey typically costs £400-800 depending on property size and survey type.
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When Home Reports expire
Home Reports are valid for 12 weeks from the date of the survey. After that, the seller must either:
- Commission a new Home Report, or
- Get the existing report "refreshed" by the surveyor (cheaper, but only if conditions haven't changed significantly)
If a property has been on the market for several months, always check the date on the Home Report. An outdated valuation could affect your mortgage offer.
Exemptions — when a Home Report isn't needed
Not every property sale requires a Home Report:
- New-build properties (covered by NHBC or equivalent warranty)
- Right-to-buy purchases
- Properties sold for less than £1
- Seasonal holiday accommodation (not someone's home)
- Mixed-use properties where residential is a minor part
- Portfolio sales (multiple properties sold together)
- Unsafe or demolition properties
If you're buying a new-build, you'll typically get a builder's specification and warranty instead of a Home Report.
How to read a Home Report
When reviewing a Home Report, focus on:
- Category 3 ratings — these need urgent attention and will affect your offer price
- The valuation — is it realistic for the area? Check recent sales on Registers of Scotland
- Damp and rot — common in Scottish properties, especially older tenements
- Roof condition — expensive to repair, especially shared roofs in flats
- Heating system — age and condition of the boiler, type of heating
- EPC rating — affects energy costs and future letting potential (EPC C target by 2028 for rentals)
Don't panic about Category 2 ratings — these are normal maintenance items. Focus your attention on Category 3s and ask your solicitor about them before making an offer.
Frequently Asked Questions
Do I have to pay for a Home Report as a buyer?
No. The seller pays for the Home Report and must make it available to all potential buyers for free. This is one of the key advantages of Scotland's system — in England, buyers pay for their own surveys on every property they consider.
Can a seller refuse to show me the Home Report?
No. Once a property is marketed for sale, the seller must provide the Home Report to anyone who requests it. It's a legal requirement under the Housing (Scotland) Act 2006. If a seller won't provide it, contact Trading Standards.
Is the Home Report valuation always accurate?
It's a professional opinion, not a guarantee. Valuations can vary between surveyors. If you think a valuation is too high or too low, you can request your lender commission their own valuation — though this adds cost and delays. In practice, most lenders accept the Home Report valuation.
What if the Home Report is more than 12 weeks old?
An expired Home Report should be refreshed or replaced. If you're making an offer on a property with an old Home Report, your solicitor should request an updated version. Your lender may refuse to accept an expired report.
Can I negotiate the price down based on issues in the Home Report?
Absolutely. Category 3 issues (urgent repairs) are legitimate reasons to offer below the asking price or to negotiate a reduction. Your solicitor can advise on how much to reduce your offer based on estimated repair costs.
Related Articles
- The Offers Over System in Scotland — how sealed bids work and the cash gap trap
- First-Time Buyer Guide Scotland — LBTT relief, costs, and the buying process
- LBTT Explained — Scotland's property tax with worked examples
- Mortgage Affordability Calculator — see what you can borrow
- LBTT Calculator — calculate your property tax
This article is for informational purposes only and does not constitute financial, tax, or legal advice. Tax rates and thresholds can change — always verify current rates with Revenue Scotland, HMRC, or mygov.scot, and speak to a qualified financial adviser for advice specific to your circumstances.
Sources: Scottish Government — Home Reports, mygov.scot — Home Reports, RICS — Home Report Scotland