A Scottish Home Report has no fixed statutory expiry date — but in practice, most mortgage lenders will only accept the Single Survey valuation for up to 12 weeks. Here's everything sellers and buyers need to know about validity, refreshes, and when a new report is required.
| Document | Statutory Validity | Lender Acceptance |
|---|---|---|
| Single Survey (condition + valuation) | No fixed expiry | Typically 12 weeks |
| Energy Report (EPC) | 10 years | 10 years |
| Property Questionnaire | No fixed expiry | Current at listing |
The buyer's mortgage lender will require the Single Survey valuation to be no more than 12 weeks old at the time of mortgage application. If your property has been listed for longer, commission an updated valuation from the same surveyor (often cheaper than a full new report).
Under the Housing (Scotland) Act 2006, if a property is relisted after being withdrawn from the market for 28 days or more, a new or updated Home Report is required before re-marketing.
In a rapidly rising or falling market, even a report within 12 weeks may be considered stale by a cautious lender. The surveyor who produced the original report can often issue a brief "refreshed" valuation addendum more cost-effectively than a full new report.
If significant works have been carried out since the report (loft conversion, extension, major repairs), a new Single Survey should be commissioned to reflect the current state of the property.
No action required. The Home Report valuation will be accepted by most lenders and the report remains valid throughout the standard Scottish conveyancing timeline.
A full new Home Report costs £585–£820 for most properties. However, if only the valuation section needs updating (not a full re-inspection), the original surveyor can usually provide a refreshed valuation addendum at a significantly lower cost:
For due diligence purposes, yes — a buyer can review any Home Report regardless of age. However, their mortgage lender may not accept a valuation older than 12 weeks for lending purposes. Always check with your mortgage broker before relying on an older report for a mortgage application.
No. Scottish Home Reports are a Scotland-only requirement under the Housing (Scotland) Act 2006. England and Wales have no equivalent mandatory pre-listing survey requirement.
The seller. A refreshed valuation is an additional selling cost paid by the seller before re-listing or when a buyer's lender requests an update. Some surveying firms include one free refresh within a set period (e.g. 6 months) as part of their original package.
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