What is a Home Report?
A Home Report is a mandatory pack of documents that sellers in Scotland must prepare and make available to prospective buyers before marketing their property. Introduced in December 2008, the Home Report system ensures buyers have access to detailed information about a property's condition before making an offer — rather than spending money on surveys after offers have been made.
✅ Key benefit for buyers: In most cases, you can rely on the seller's Home Report Single Survey instead of commissioning your own survey — potentially saving £500–£800. However, you should always review the report carefully with your solicitor and consider an additional specialist survey if condition issues are flagged.
What Does a Home Report Contain?
Every Home Report comprises three documents:
1. The Single Survey
Prepared by a CIOB or RICS accredited surveyor, this assesses the property's condition and provides a market valuation. It rates each element of the property on a 1–3 scale:
- 1 = No immediate action required
- 2 = Repair or replacement needed soon
- 3 = Urgent repair or replacement needed
2. Energy Performance Certificate (EPC)
An Energy Report assessing the property's energy efficiency on a scale of A–G. It also provides recommendations for improvements. Valid for 10 years.
3. Property Questionnaire
Completed by the seller — a declaration covering parking, alterations, council tax band, utility providers, and any known issues. Buyers can rely on this information legally.
Home Report Costs
The cost of a Home Report is paid by the seller as part of the marketing process. Costs vary by property size and value:
| Property Type / Value | Home Report Cost |
|---|---|
| 1–2 bedroom flat/house (up to £150k) | £450 – £550 |
| 2–3 bedroom house (£150k–£300k) | £550 – £680 |
| 3–4 bedroom house (£300k–£500k) | £680 – £850 |
| Large detached house (£500k+) | £850 – £1,200+ |
How to Read a Home Report as a Buyer
When reviewing a Home Report, pay particular attention to:
- Category 3 ratings: Any element rated 3 requires urgent attention. Get specialist quotes for repairs before making an offer — and factor costs into your bid.
- The valuation: The Single Survey valuation tells you the surveyor's view of market value at the time of inspection. Sellers may market at above or below this figure.
- Survey date: If the Home Report is more than 12 weeks old, buyers should ask for an updated survey — market conditions may have changed.
- Property Questionnaire accuracy: Any material misrepresentation by the seller in the Property Questionnaire may give you legal recourse after purchase.
- Accessibility Section: The Single Survey includes an accessibility audit — useful for buyers who need wheelchair access or adaptations.
Can I Get My Own Survey Instead?
As a buyer, you can commission your own independent survey in addition to (or instead of) relying on the seller's Home Report. This might be advisable if:
- The Home Report flags multiple Category 2 or 3 issues
- The property is old, unusual, or has had significant alterations
- The Home Report is more than 12 weeks old
- You want a more detailed structural survey (equivalent to a Level 3)
- You are a mortgage lender requiring a separate valuation
Home Report FAQs
Yes, with limited exceptions — including properties sold at auction, new builds (which have a developer's specification instead), properties not for sale on the open market (e.g., sold to a family member), and certain listed or unusual buildings. For standard open-market residential sales, a Home Report is mandatory.
There is no strict legal expiry date, but most mortgage lenders and buyers will want the Single Survey to be no more than 12 weeks old. If a property has been on the market for longer, buyers may request an updated survey. The EPC within the Home Report is valid for 10 years.
As a seller, you should contact a CIOB or RICS accredited surveyor in Scotland. Your solicitor or estate agent can recommend approved surveyors. Moving Merchant can also connect you with vetted surveyors for Scottish Home Reports — get quotes here.
Yes. Sellers must provide a copy of the Home Report to any prospective buyer who requests it. They may charge a reasonable copying fee, but in practice most sellers provide it digitally at no charge.