If you are buying a home in Scotland, one document will shape almost every decision you make: the Home Report. Unlike England, where buyers commission their own surveys after agreeing a price, in Scotland the seller must provide a detailed report before the property is even marketed — so you can read a professional assessment of condition, energy and the seller’s own disclosures before you offer a penny. This guide explains what is in it, who pays, how to read it, and the exemptions to watch for.
The Home Report was introduced across Scotland in 2008 to fix a problem: multiple buyers each paying for their own survey on the same property, and sellers setting artificially low asking prices. It is a seller-provided pack, prepared before marketing, that gives every interested buyer the same detailed information up front. It is mandatory for almost all residential sales in Scotland, and it is one of the biggest practical differences from buying in England.
A Home Report contains three documents, all available to you before you offer:
| Document | What it tells you |
|---|---|
| Single Survey | A RICS chartered surveyor’s assessment of the property’s condition, with each key element rated 1 (no action), 2 (repair/replace in future) or 3 (urgent). Includes a market valuation and accessibility notes. |
| Energy Report | The property’s EPC energy-efficiency rating (A–G), estimated running costs and recommendations for improvement. |
| Property Questionnaire | The seller’s own disclosures — council tax band, alterations and any consents, factoring/management arrangements, parking, and known issues like damp or disputes. |
The seller is legally responsible for obtaining the Home Report, although their selling agent normally arranges it. It must be prepared before the property is marketed and made available to serious buyers, usually within nine days of a request. Because the seller commissions it, you receive a professional survey and valuation without paying for one yourself — a genuine saving compared with the English process, where a buyer’s survey is an extra cost after offer.
Read the Single Survey condition ratings first: a scattering of 2s is normal for any older home, but category 3s signal urgent (and potentially costly) work you should price into your offer or budget. Cross-check the Property Questionnaire for factoring charges (Scotland’s equivalent of a service charge on flats), the council tax band and any alterations that should have had consent. And note the valuation — in a market where homes are often listed at “offers over”, the gap between the valuation and what you may need to bid is the single most important number for your mortgage, covered next.
The Single Survey’s valuation is what most Scottish lenders lend against. In a competitive market a property listed at “offers over £200,000” might sell for £220,000 — but if the Home Report values it at £205,000, your lender may only advance a percentage of £205,000, leaving you to fund the difference in cash on top of your deposit. This is why the valuation shapes how far over the asking price it is sensible to offer. Model the borrowing against the valuation, not the asking price, using how much can I borrow and the affordability calculator, and factor your LBTT into the cash you will need at the date of entry.
A Home Report is not required for every sale. The main exemptions are brand-new homes sold off-plan or for the first time, right-to-buy sales, certain seasonal or holiday lets, and some portfolio or non-residential deals. Where an exemption applies, there is no seller-provided survey — so commission your own and be extra thorough, especially on a new-build’s snagging and warranty.
A seller-provided pack (mandatory since 2008) available before marketing, with three parts: Single Survey (condition + valuation), Energy Report (EPC), and Property Questionnaire (seller disclosures).
The seller — usually via their agent. It must exist before marketing and be available within about nine days of a request, so buyers get a survey and valuation without paying themselves.
Single Survey (RICS condition ratings 1–3 plus a valuation), Energy Report (EPC rating and running costs), and Property Questionnaire (council tax band, alterations, factoring, known issues).
Yes — new-builds sold off-plan/first time, right-to-buy, some seasonal/holiday and non-residential sales. Where exempt, commission your own survey.
Yes — lenders generally lend against the Single Survey valuation, so if it’s below your “offers over” bid you must fund the gap in cash. Read it before deciding how high to offer.