In Scotland, sellers must commission a Home Report before marketing their property. Here's what it costs, who pays, what the three documents cover, how long the report remains valid, and what buyers need to know.
| Property Value | Typical Home Report Cost | Notes |
|---|---|---|
| Up to £100,000 | £480–£570 | Smaller or rural properties |
| £100,001–£200,000 | £530–£640 | Typical first home range |
| £200,001–£350,000 | £585–£720 | Most common range |
| £350,001–£500,000 | £680–£820 | Larger family homes |
| £500,001–£750,000 | £780–£1,000 | Higher-value homes |
| Over £750,000 | £950–£1,400+ | Premium / rural estate |
A Home Report consists of three separate documents, all compiled by a CIOB or RICS accredited surveyor:
The most important document. A CIOB or RICS accredited surveyor inspects the property and produces a condition report covering the structure, roof, walls, damp, and services. The report uses a 1–3 traffic-light system (1 = no repair needed; 2 = repair/maintenance required; 3 = urgent repair needed).
It also includes a market valuation — the surveyor's opinion of the property's open market value at the time of inspection. This figure is used as a guide by buyers, sellers, and lenders.
The Energy Report includes the property's Energy Performance Certificate (EPC), showing energy efficiency on an A–G scale, estimated energy costs, and recommendations for improvement. In Scotland, the EPC is bundled into the Home Report rather than being a separate document.
Completed by the seller. It discloses key information including: council tax band, any alterations or extensions carried out, factor agreements (for communal areas in flats), disputes, parking arrangements, and any known issues with services or boundaries. Buyers rely on this for due diligence before making an offer.
There is no fixed statutory expiry date for a Scottish Home Report, but:
💡 This is common in Scotland's competitive market. Properties often receive offers significantly over the Home Report valuation. In this case, your mortgage lender will lend based on the Home Report value (or their own AVM), not the agreed price — meaning you must fund the difference yourself.
For example: if the Home Report values the property at £220,000 but you agree to pay £240,000, your 90% LTV mortgage will be based on £220,000 — giving you a loan of £198,000. You'd need to cover the remaining £42,000 from your own funds.
The seller. The Home Report must be commissioned and paid for by the seller before the property is marketed. It is one of the upfront costs of selling a house in Scotland, alongside estate agent fees and solicitor costs.
No. The mandatory Home Report is exclusive to Scotland under the Housing (Scotland) Act 2006. In England and Wales, buyers commission their own surveys after an offer is accepted. There have been proposals to introduce a similar system in England, but none have been implemented as of this writing.
Many lenders will accept the Single Survey valuation from the Home Report for standard residential mortgages — avoiding the need for a separate mortgage valuation. However, not all lenders accept this, and lenders may require a fresh valuation if the Home Report is older than 12 weeks. Check with your mortgage broker.
Yes. New-build properties being sold for the first time, properties marketed for less than 9 months before the requirement came into force, and certain other exemptions apply. Most second-hand residential properties being marketed in Scotland require a Home Report.
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