S
Single Survey
The surveyor describes the property type, age, construction, accommodation, visible condition and any limits to the inspection. It normally includes condition ratings from 1 to 3, a valuation and conveyancer points.
What does a Home Report actually do?
It brings together the key information a Scottish buyer will usually want before deciding whether to view, offer or raise follow-up questions. For sellers, it is also a practical pre-sale document: it identifies visible defects, explains how the property has been assessed and gives a market valuation at the date of inspection.
The report does not remove the need for legal advice, mortgage advice or specialist contractor checks. Instead, it helps everyone start with the same baseline information.
Plain English summary: the Home Report is not just a valuation. It is a seller-funded information pack covering condition, energy performance and seller answers about the property.
What is included in a Home Report?
E
EPC and energy report
The EPC shows the current and potential energy rating, estimated energy costs, environmental impact and suggested improvements such as insulation, draughtproofing, lighting or heating controls.
Q
Property Questionnaire
This is completed by the seller, owner or someone representing the property. It covers practical matters such as council tax, parking, alterations, services, factoring, shared repairs and notices.
The Single Survey: what the surveyor checks
The Single Survey is a visual inspection. The surveyor will not normally lift floor coverings, move heavy furniture, expose concealed areas or test services in the way a specialist contractor would. They report on what is visible and accessible on the day.
In a typical report, the surveyor comments on areas such as the roof, chimney stacks, rainwater fittings, main walls, windows, external doors, ceilings, internal walls, floors, kitchen fittings, electricity, gas, plumbing, heating, drainage, alarms and outside areas.
1 Category 1
No immediate action or repair is needed, although normal maintenance still matters.
2 Category 2
Repairs or replacement will need future attention, and estimates are still advised.
3 Category 3
Urgent repair or replacement is needed now. Delaying may cause further damage or safety issues.
Buyer tip: a Category 2 item is not automatically a disaster, but it can affect negotiation, mortgage confidence and future repair budgeting.
The EPC: energy rating and running-cost context
The Energy Performance Certificate explains how energy efficient the property is and how it could be improved. It usually shows the current energy efficiency rating, potential rating, environmental impact rating, estimated running costs and recommended measures.
For Scottish sale adverts, the EPC rating is important because it should be made available to prospective purchasers and the rating is usually shown in marketing. The EPC can also help buyers understand likely energy improvement work after purchase.
The Property Questionnaire: seller information buyers should read
The Property Questionnaire is not the surveyor’s inspection. It is the seller’s own information about the property. Buyers should read it carefully because it can flag issues that may later become legal or practical questions.
Common points covered
- Length of ownership and council tax band.
- Parking arrangements.
- Alterations, extensions and replacement windows.
- Central heating, services and broadband.
- Shared repairs, factors and common insurance.
Documents sellers should find early
- Building warrants and completion certificates.
- Planning permission or listed building consent.
- Guarantees for roofing, damp, windows or specialist works.
- Factor details and common repair information.
- Boiler, gas or electrical paperwork if available.
When is a Home Report required?
For most residential properties marketed for sale in Scotland, the seller or selling agent must have the required Home Report documents before the property is put on the market. There are exceptions, so sellers should check with their solicitor or selling agent if the property is unusual.
Examples of possible exceptions can include certain new-build sales, mixed sales, unsafe properties or seasonal and holiday accommodation. The safest approach is to check before marketing rather than assuming an exemption applies.
Practical seller rule: the nine-day rule is about providing the Home Report to a buyer after they ask for it. It is not a reason to wait until a viewing request before arranging the report. Instruct it early enough to deal with access, the surveyor visit, seller questionnaire, draft review and any corrections before launch.
What happens after you order a Home Report?
You request quotes or instruct a surveyor
The surveyor or firm will usually ask for the address, property type, size, age, construction, access details and preferred timescale.
The surveyor visits the property
They carry out a visual inspection, measure the property where required, take notes and gather data for the Single Survey, valuation and EPC.
You complete or check the Property Questionnaire
The seller should answer carefully and provide useful supporting documents to the solicitor or selling agent where relevant.
You receive a draft or report pack
In practice, sellers are often asked to check factual details such as address, room descriptions and questionnaire information. The surveyor’s professional opinion and valuation are not simply edited to suit the seller.
The report is approved and used for marketing
Once ready, it can be supplied to prospective buyers and used alongside the estate agent’s listing, EPC rating and legal preparation.
How long is a Home Report valid?
This is where sellers often hear different answers. The EPC element has its own validity rules, but the Single Survey valuation and condition are a snapshot at the date of inspection. Lenders, buyers and selling agents may treat an older Home Report more cautiously, especially if market conditions or the property condition have changed.
In practice, sellers may be asked for a refresh, replacement report or re-inspection if the property has been on the market for a while, if the valuation needs reviewed, or if a buyer’s lender wants more up-to-date information.
Important: do not assume an older Home Report will satisfy every buyer or lender. Ask the surveyor, estate agent and solicitor what is sensible for the specific sale.
Can buyers request a copy?
Yes. The Home Report system is designed so that genuine prospective buyers can receive the report. Official buyer guidance says a seller or selling agent must give a Home Report within nine days of a buyer asking for it. There are limited grounds for refusing, such as where the seller does not believe the person is seriously interested or able to buy.
Buyers should not just look at the valuation. Read the condition comments, the Category 2 and Category 3 items, accessibility information, conveyancer issues, EPC recommendations and the Property Questionnaire.
Sources checked
This page is based on official Scottish Government and mygov.scot guidance, the prescribed documents regulations and the structure of real Home Report examples. It is general guidance only and is not a substitute for legal advice from a solicitor, surveyor or selling agent.
Official guidance used
- Scottish Government Home Reports policy page.
- mygov.scot Home Report buyer guidance, including the nine-day access rule.
- Scottish Government EPC guidance for buildings advertised for sale.
- The Housing (Scotland) Act 2006 prescribed document regulations.
Important wording check
- The Home Report is split into a Single Survey and valuation, Property Questionnaire and Energy Report.
- The nine-day rule relates to providing the Home Report after it is requested by a buyer.
- The EPC is required as part of the Home Report and must be available for prospective purchasers.
Home Report FAQs
Is a Home Report the same as a mortgage valuation?
No. A Home Report normally includes a Single Survey and valuation, but lenders may still have their own requirements. The report may also contain a generic mortgage valuation report or information that a lender can use, depending on the surveyor and lender.
Does the surveyor test the boiler, electrics or plumbing?
Not in the same way as a Gas Safe engineer, electrician or plumber. The surveyor visually inspects accessible parts and may recommend specialist checks where appropriate.
Can the seller change the surveyor’s condition ratings?
No. The seller can usually flag factual errors, but the ratings, valuation and professional opinion are for the surveyor to decide.
Should I repair issues before the Home Report?
It can be sensible to deal with obvious maintenance such as leaking gutters, failed bath sealant, unsafe access, broken windows or missing documents before the surveyor visits. Our checklist covers the main quick wins.
What should buyers focus on first?
Start with the condition summary, any Category 2 or 3 items, valuation, matters for the solicitor, EPC rating and the Property Questionnaire answers about alterations, factors, shared repairs and guarantees.