House selling guide

Home Report Scotland: The Complete Guide

A Home Report is the pack a seller must provide before marketing a home in Scotland. It contains a Single Survey with a valuation, an Energy Report and a Property Questionnaire. Most sellers pay between 350 and £800 plus VAT. Private sales to a cash buyer are exempt, so no Home Report is needed.

Written for sellers in Scotland

A Home Report document and house keys on a table

Since 2008 almost every home put on the open market in Scotland needs a Home Report before the first viewing. It is the buyer's first real look at the condition of the property, and the valuation inside it usually sets the price that lenders will work to.

This guide walks through what is inside the pack, what it costs, who does not need one, and what to do when the survey comes back with problems.

What is a Home Report?

A Home Report is a pack of three documents that a seller in Scotland must give to any prospective buyer who asks for it, before offers are made. It was introduced by the Housing (Scotland) Act 2006 and became compulsory in December 2008.

The point of it is to move survey information to the front of the process. Instead of three competing buyers each paying for their own survey, the seller commissions one report that every interested party can read.

Single Survey: condition, repair categories and a market valuation by an RICS surveyor
Energy Report: the EPC rating and recommendations for improving efficiency
Property Questionnaire: a form you complete yourself covering the history of the property

How much does a Home Report cost?

Cost is driven by the value and size of the property rather than the work involved, which is why quotes for the same house vary so much. Always get more than one.

Property value	Typical Home Report cost
Up to £100,000	£350 to £450 plus VAT
£100,000 to £250,000	£450 to £600 plus VAT
£250,000 to £500,000	£600 to £800 plus VAT
Over £500,000	Quoted individually, often £800 plus

Step by step

1
Check whether you actually need one
You need a Home Report to market a property on the open market. Selling privately, to a family member or directly to a cash buyer does not trigger the requirement.
2
Instruct a chartered surveyor
The Single Survey must be carried out by an RICS chartered surveyor on the panel of a recognised provider. Get two or three quotes, because prices vary widely for the same work.
3
Complete the Property Questionnaire
You fill this in yourself. It covers council tax band, alterations, parking, flooding history, services and any notices affecting the property. Answer honestly, because errors can unravel a sale later.
4
Read the Single Survey carefully
It gives a market value, a repair category for each element (1, 2 or 3) and an accessibility summary. Category 3 items are urgent and will be the first thing a buyer's solicitor raises.
5
Decide how to handle the valuation
If the surveyor's figure is below what you hoped for, you can price at the valuation, price above it and expect a mortgage shortfall, or sell to a buyer who is not relying on a lender.
6
Keep it current
A Home Report older than around twelve weeks is often refused by lenders. If the property sits unsold you may need a refresh letter or a fresh report.

What to do if the survey flags problems

Repair categories are the part buyers focus on. Category 1 means no immediate action, category 2 means repairs are needed but are not urgent, and category 3 means urgent repairs or further investigation are required.

A category 3 on the roof, damp or wiring will usually cost you either the repair or a price reduction, and sometimes both, because lenders can retain funds until the work is done.

Get quotes so you can argue about a real figure rather than the buyer's guess
Fix the cheap, visible items before marketing where you can
Consider a direct sale when the works are substantial and you do not want to fund them

Selling without a Home Report

A private sale, including a direct sale to a cash buyer, does not need a Home Report because the property is never marketed publicly. That saves the survey fee and, just as importantly, removes the risk of a low valuation reshaping the deal.

Home Report legal checklist

Have these ready before your property goes live, or your solicitor will ask for them anyway.

Single Survey and valuation from an RICS chartered surveyor
Energy Performance Certificate (the Energy Report section)
Property Questionnaire completed and signed by you
Title deeds and any burdens, servitudes or shared maintenance obligations
Building warrants and completion certificates for any alterations or extensions
Gas and electrical safety paperwork where you have it
Factoring agreement and recent statements for flats
Council tax band confirmation and any outstanding common repair notices

Frequently asked questions

How much does a Home Report cost in Scotland?

Most sellers pay somewhere between 350 and £800 plus VAT, depending on the size and value of the property. It is payable up front, whether or not the house sells.

Who is exempt from providing a Home Report?

New build properties, right to buy sales, portfolio sales, properties sold off market and private sales such as a direct sale to a cash buyer are all exempt.

What happens if the valuation comes in low?

A buyer with a mortgage can normally only borrow against the surveyor's figure, so a low valuation usually means renegotiation. You can challenge it with evidence of comparable sales, but surveyors rarely move far.