What is a Home Report? A Complete Guide to Scottish Property Surveys and Costs in 2025
Key Takeaways
- A home report is a legal requirement for selling residential property in Scotland, providing buyers with essential information before purchase.
- The home report consists of three parts: a single survey, an energy performance certificate (EPC), and a property questionnaire.
- The single survey includes a professional assessment of the property’s condition, necessary repairs, and an impartial market valuation.
- The EPC details the property’s energy efficiency rating and offers recommendations for reducing running costs.
- The property questionnaire addresses practical and administrative details, offering transparency on issues like council tax bands, repairs, and ownership arrangements.
- Typical home report costs in Scotland range from £300 to £1,000, depending on property value and complexity.
Thinking about buying or selling a home in Scotland? You’ll quickly come across the term “home report”. Since 2008, it’s been a legal requirement for sellers to provide this detailed document before putting a property on the market.
A home report gives you a clear snapshot of a property’s condition, energy efficiency and running costs. It’s made up of three key parts: a single survey by a qualified surveyor, an energy performance certificate and a property questionnaire completed by the seller. These sections work together to help you understand everything from potential repairs to council tax bands—so you’re not left with any surprises after moving in.
What’s in the Home Report?
A home report contains detailed documents that clarify key aspects of a property for sale in Scotland. Each section gives prospective buyers specific insights into condition, energy costs, and administrative details.
The Single Survey
The single survey provides a professional assessment of the property’s internal and external condition by a RICS-registered surveyor. Surveyors visually inspect structure, roof, plumbing, windows, and other features in one visit. Condition is categorised into three levels:
- Category 1: No immediate repairs required
- Category 2: Repairs or replacements needed soon
- Category 3: Urgent repairs or replacements needed immediately
The single survey also states a market valuation, which both buyers and mortgage lenders use as a reference for offers and lending.
An Energy Performance Certificate (EPC)
An Energy Performance Certificate summarises the property’s energy efficiency and environmental impact using a scale from A (most efficient) to G (least efficient). The surveyor checks insulation, heating systems, double glazing, and similar elements. The EPC provides:
- Energy rating
- Estimated annual energy costs
- Recommendations for efficiency improvements
The EPC remains valid for 10 years if no significant changes occur.
Mortgage Valuation
The mortgage valuation is included or referenced within the single survey section. This part confirms the professional view of the property’s value, which helps mortgage lenders determine a suitable loan amount. Lenders rely on this impartial figure rather than a seller’s estimate.
Property Questionnaire
The property questionnaire, completed by you as the seller, covers essential administrative and historical points. Included are:
- Council tax band
- Parking arrangements
- Past alterations
- Central heating
- Factoring agreements
- Records of flooding or structural repairs
Buyers get answers to common questions, supporting legal clarity and transparency before a sale progresses.
Typical Home Report Cost
You can expect the typical home report cost in Scotland to range from £300 to £1,000. This range depends on property-specific factors including size, age, condition, value, and location. Most residential homes fall within the £400 to £500 bracket, especially properties valued between £100,000 and £200,000.
Surveyors generally provide quotes on a sliding scale where higher property values or greater complexity increase the cost. The single survey and valuation by a qualified chartered surveyor represent the largest portion of the fee. The Energy Performance Certificate (EPC) and the property questionnaire either contribute a minimal additional charge or are included without extra cost.
Estate agents may offer to organise the home report for you, often bundling costs with other services. Efficient scheduling and providing clear documentation—such as proof of repairs or alterations—can help keep timescales short and avoid further expense.
| Property Value | Typical Home Report Cost |
|---|---|
| Under £100,000 | £300 – £350 |
| £100,000 – £200,000 | £400 – £500 |
| Over £200,000 | £500 – £1,000 |
Do I Really Need a Home Report?
If you’re thinking about selling your property in Scotland you can’t avoid the home report. It’s not just a legal requirement—it’s a valuable tool that builds trust with buyers and helps you avoid delays or disputes during the sale.
By providing clear details upfront you’ll attract serious interest and show you’re committed to a smooth transaction. Investing in a thorough home report ensures you’re fully prepared for the Scottish property market and gives you peace of mind throughout the selling process.
Frequently Asked Questions
What is a home report in Scotland?
A home report in Scotland is a legally required document for sellers, containing a single survey, an energy performance certificate (EPC), and a property questionnaire. It gives buyers a clear overview of the property’s condition, energy efficiency, and key details before making an offer.
Why is a home report necessary when selling a house in Scotland?
A home report ensures buyers have accurate and transparent information about a property’s condition, running costs, and required repairs. This protects both buyers and sellers from surprises and helps streamline the selling process.
What does the single survey in a home report include?
The single survey is a professional assessment by a qualified surveyor. It evaluates the property’s condition and identifies any urgent or minor repairs required, helping both buyers and mortgage lenders make informed decisions.
What is the Energy Performance Certificate (EPC)?
The EPC rates a property’s energy efficiency from A (most efficient) to G (least efficient). It also provides estimated energy costs and recommendations for improving the property’s efficiency, helping buyers budget for future expenses.
What information does the property questionnaire provide?
Completed by the seller, the property questionnaire covers important details such as council tax bands, past repairs, warranties, and utility suppliers. It aids buyers in understanding administrative aspects of the property.
How much does a home report cost in Scotland?
A home report usually costs between £300 and £1,000. For most properties valued between £100,000 and £200,000, the average price falls between £400 and £500. Costs vary depending on size, value, and location.
Who pays for the home report?
The seller is responsible for ordering and paying for the home report before their property goes on the market.
Can you sell a house without a home report?
In most cases, you cannot sell a residential property in Scotland without a home report. Only a few exemptions apply, such as new builds or properties that have not been used as homes.
How long is a home report valid for?
Home reports do not have a strict expiry date but usually remain valid for 12 weeks. If the property is unsold after this period, an updated single survey may be requested by buyers or lenders.
Can a home report be updated or changed?
Yes, a seller can request the surveyor to prepare a replacement report. This involves re-inspecting the property to reflect any changes in condition or value.
Can you challenge the valuation on a home report?
Yes, valuations can be challenged if you have strong evidence, such as sales data from similar nearby properties. You may need to provide at least three recent, comparable sales as proof.
How long are home reports valid for mortgage purposes?
Home reports are valid for 12 weeks from the date of the initial report. After 12 weeks, the home report will have to be refreshed.
Can I offer above home report value?
Yes, you can offer above home report value. However, this amount will have to be paid cash over and above your mortgage deposit. You cannot borrow against the purchase price in Scotland.