A Home Report is a document all sellers of residential property in Scotland must provide to interested buyers. It has been a legal requirement since 1 December 2008. The seller must provide it within nine days of a buyer requesting it. It contains three sections: a single survey, an energy report, and a property questionnaire.
The three parts of a Home Report
| Section | What it contains | Why it matters for buyers |
|---|---|---|
| Single survey | Condition assessment by a RICS-qualified surveyor, plus professional market valuation | Tells you about repair needs and gives the valuation your lender uses |
| Energy report | Energy Performance Certificate (EPC) — energy efficiency rating and carbon dioxide emissions | Indicates running costs and any energy improvement works needed |
| Property questionnaire | Seller's answers to 16 categories: council tax band, alterations, parking, factoring, history of problems | Reveals issues the surveyor may not have spotted and ongoing costs |
Understanding the condition ratings
The single survey assesses the property's condition using a three-category system. These ratings are the most important intelligence in the Home Report for a buyer deciding how much to bid.
| Category | Meaning | What to do |
|---|---|---|
| Category 1 | No immediate action required | Routine maintenance only; no deduction from bid normally required |
| Category 2 | Repair or replacement needed in the near future | Get quotes. Factor cost into your bid or ask seller to remedy before entry |
| Category 3 | Urgent repair or replacement required — work needed now | Serious flag. Get specialist quotes. Consider price reduction or walk away |
A Category 3 rating — covering issues such as structural movement, active roof leaks, or dangerous electrics — should not be overlooked. Get specialist quotes for the remediation work before submitting your bid. Factor the full cost of repairs into your maximum offer, or request that the seller remediate before the date of entry.
The Home Report valuation: what it is and what it isn't
The single survey includes a professional market valuation — a chartered surveyor's opinion of what the property is worth at the date of inspection. This figure is used by mortgage lenders as the basis for their lending decision. Your lender will typically lend up to a maximum percentage of this figure, not your actual bid price.
What the valuation is not: it is not the ceiling for what buyers will pay. In competitive Scottish markets, buyers routinely bid above the Home Report valuation — particularly in Edinburgh and Glasgow. The valuation is your baseline; the market determines the final price.
The property questionnaire: what to look for
The property questionnaire is completed by the seller and covers 16 categories. Key things to look for:
- Alterations and additions: Has planning permission and building warrant been obtained? Unauthorised works can create legal problems at title examination.
- Factoring: In tenement flats or managed developments, there is often a property factor managing common areas. What is the annual cost? Is there a reserve fund for major works?
- History of flooding, dampness, or asbestos: The seller must disclose known issues. A "yes" answer to these requires further investigation before bidding.
- Council tax band: Useful for calculating your ongoing monthly costs.
- Guarantees and warranties: Are there existing guarantees for work done (e.g. a damp-proofing treatment) that transfer to you?
Limitations of the Home Report survey
The single survey is a visual inspection only. The surveyor does not lift floorboards, enter roof spaces (beyond a hatch inspection), carry out invasive testing, or check behind fitted furniture. This means:
- Rising damp behind kitchen units may not be spotted
- The condition of roof joists and rafters may be unknown
- Structural issues behind plaster cannot be assessed
- The state of drainage cannot be determined without a CCTV drain survey
For older properties (pre-1950), properties with Category 2 or 3 items, or any property where you have concerns, consider commissioning an independent building survey before bidding.
How old can a Home Report be?
There is no statutory maximum age for a Home Report. However, many mortgage lenders require the survey element to be no more than 12 weeks old at the date of application. If a property has been on the market for some time, ask when the Home Report was carried out — a very old report may not reflect the current condition of the property, and you may be able to request a fresh survey as a condition of your offer.