A Home Report is the standard information pack a seller in Scotland provides for most homes on the open market. It has three parts: a single survey and valuation, a property questionnaire, and an energy report containing the Energy Performance Certificate (EPC). Sellers or their agents must provide it within nine days of a buyer asking, according to mygov.scot. It is free for you to read, but it does not replace thinking about your own survey.
The three parts
| Part | What it covers | What to look for |
|---|---|---|
| Single survey and valuation | A chartered surveyor's visual inspection of condition, accessibility and repairs, plus an opinion of market value | Repairs flagged as urgent or needing attention in future, and the valuation compared with the asking price |
| Property questionnaire | Completed by the seller: council tax band, past problems such as fire, storm damage or asbestos, alterations, specialist works and guarantees, notices affecting the home | Gaps in paperwork for alterations, any notices, factoring arrangements |
| Energy report | The EPC: energy use, approximate average running costs for heating, lighting and hot water, carbon dioxide emissions rating, improvement contacts | The rating, the heating system, and what improvements are suggested |
The survey is a visual inspection only. It is not a full structural survey, and the surveyor will not lift floors or test hidden parts of the building. Treat it as a screening tool.
How to use it before you offer
- Read the repairs section first. Anything marked urgent needs a cost estimate from a tradesperson before you offer.
- Compare the valuation with the asking price and with what similar homes nearby have actually sold for. A valuation below your intended bid usually means you will cover the gap in cash, because your lender lends against its own valuation.
- Check the questionnaire for alterations, extensions or specialist work, then ask your solicitor to confirm the paperwork exists.
- Look at the energy report to see what the home is likely to cost to heat; see EPC ratings when buying a home in Scotland.
- Decide whether to commission your own survey. The Law Society notes you may still need another one depending on your lender or the age of the original.
If the repairs are more than you can afford, mygov.scot notes you can withdraw at this stage without penalty. That is no longer true once missives are concluded; see how buying a home in Scotland works.
Who must provide one, and the exemptions
The seller is responsible for the Home Report unless they have passed that duty to an agent. Citizens Advice Scotland says it must be no more than three months old when the property goes on the market. A seller can refuse to give one to a particular person only if they do not believe that person is seriously interested, do not believe they have enough money, or would prefer not to sell to them. Refusal on illegal discriminatory grounds is not allowed.
Some homes do not need a Home Report:
- homes on the market since before 1 December 2008
- new houses sold off-plan or to the first occupier
- newly converted homes not yet used in their converted state
- dual-use homes (residential and non-residential)
- seasonal holiday homes usable only at certain times of year
Even in those cases the seller must still provide an EPC. If a Home Report is required and is not supplied, mygov.scot says you can contact your local council's trading standards service.
The surveyor is appointed by the seller, and the report is written for any buyer. Your lender may want its own valuation, and you may want an independent survey of an older building or one with obvious problems.
Where it fits in the wider cost picture
Because the seller pays for the report, you do not usually pay for it as a buyer. If you commission your own survey, or your lender charges for a valuation, those costs sit alongside your solicitor and tax bill; the full list is in the costs of buying a home in Scotland. Buying a flat adds questions the report only partly answers, such as shared repair obligations; see buying a flat or tenement.
What the Home Report does not tell you
A visual inspection cannot see inside walls, under floors or in locked roof spaces. For an older building, a property with obvious damp, an extension done without paperwork or a flat with a history of leaks, many buyers commission a more detailed survey or a specialist report for the specific concern, such as timber, damp, drainage or electrics. Your solicitor can advise on whether the lender's own valuation is enough, and a surveyor can explain how a report relates to the Home Report you already have.
Ask about anything the report mentions only briefly. A line saying a feature was not inspected is a prompt to ask questions, not a reason to assume it is fine. If the seller has had work done since the report was written, ask for the guarantees and building warrant or completion paperwork through your solicitor.
This is general information, not legal advice. Ask your solicitor to read the report alongside the title deeds.
Frequently asked questions
Who pays for the Home Report?
The seller is responsible for it, unless they have passed the duty to an agent. Buyers are not normally charged for it.
Is the Home Report survey enough on its own?
Not always. It is a visual inspection, and your lender or the age of the report may mean you want another survey.
How old can a Home Report be?
Citizens Advice Scotland says it must be no more than three months old when the property goes on the market.
What if the seller will not give me one?
Unless an exemption applies, you can contact your local council's trading standards service.