What is a Home Report?

The Home Report was introduced in Scotland in December 2008. Anyone who puts their property on the market for sale in Scotland must obtain a Home Report which is available for prospective buyers and their agents for the duration that the property is for sale.

There are some exceptions to the rule; new-build properties and any properties where the sale is off-market (no advertising of the property takes place at all). However, these are generally minority cases and most sellers must have the Home Report carried out and available to potential buyers prior to the property going on the market.

Let’s keep it simple; a  Scottish Home Report is a pack which provides information about the condition and value of a property. The Scottish Government set out that it must legally contain three sections.

What’s Included in a Home Report?

Scottish Law and Home Reports

As of the 1st December 2008 it is now mandatory that when selling residential property in Scotland you provide prospective purchasers with a Home Report. This report is instructed by the seller of the property or their agent and consists of three mandatory documents.

“Everyone selling their home needs to provide a Home Report to prospective buyers.”

The video explains what is included and how these are conducted.

Home Reports make the process of buying a new home more transparent by removing much of the uncertainty over what price to bid and accept. A Home Report includes a Property Questionnaire prepared by the seller plus a Single Survey and Energy Performance Certificate prepared by a chartered surveyor.

At the Home Report Company, we have specially trained Chartered Surveyors who are able to prepare Home Reports, Energy Performance Certificates (EPC), and Property valuations. These surveyors have local knowledge of the areas they cover ensuring you receive the best possible service.
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If you are a buyer, the solicitor doing the purchase may instruct their own surveyor to carry out a valuation of the property. This is a separate document for the purpose of the lender (if the buyer is borrowing funds to purchase the property) to satisfy their needs that the right the right price for the property is being paid. The mortgage valuation report involves a brief inspection (usually less than 20 minutes) and should not be confused with a survey. The report is for the lender and usually only two or three pages in length.

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What’s NOT included in a Home Report?

Sellers are often under the impression that the Mortgage Valuation is part of the Home Report, but the Government states that it is not a requirement to provide it if you are the seller, so be sure that (as the seller) you don’t end up paying a higher price for a Home Report which includes a MVR as lenders will more often than not instruct their own surveyor to carry this out.

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Who will put together the Home Report?

If you’ve hired a selling agent to help you sell and market your property, they may be able to carry out your Home Report for you. However, the single survey and energy report must be carried out by a qualified surveyor. You will be responsible for filling out the property questionnaire.

If you are selling your property without the help of a selling agent, you’ll need to commission a surveyor yourself. You can find a surveyor through the Royal Institution of Chartered Surveyors (RICS) website, on which we are listed.

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What if the Home Report highlights an issue?

The Home Report is intended to let the seller and the buyer know the true condition of the property, the need for repair and its market value. The objective is to remove any nasty surprises or un-budgeted expenses. Ideally, repairs will either be carried out or will be factored into the purchase price. However, legislation does not require that a seller carry out any repairs. The information in the Home Report allows the property to sell with no last-minute problems, it informs the buyer and helps the buyer obtain a mortgage.
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Single Survey

This is a detailed report on the condition and value of the property.  It is intended to provide both the seller and purchaser with detailed information about the property’s condition and value before offers are submitted.  In addition, this document contains an accessibility information section.

The condition of the property is separated into three categories:

Category 1
No immediate repair is needed

Category 2
Repair or replacement requiring future attention, but estimates are still advised.

Category 3
Urgent repairs or replacement are needed now. Failure to deal with them may cause problems to other parts of the property or cause a safety hazard. Estimates for repair or replacements are needed now.

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Energy Performance Certificate

An EPC is a Certificate which states the energy efficiency of a building based on the standardised way in which a building is used. CO2 ratings are shown in bands from A-G. A being very efficient, G being very inefficient. The performance of the measured building is benchmarked against current Building Standards and recommended cost effective improvements.

Property Questionnaire

The property questionnaire is completed by the seller or their agent asking about their ownership of the property and can be done online or offline. It provides a range of useful information, for example the council tax band, length of ownership, existing service providers, parking facilities and alteration commentary.

Frequently Asked Questions

Will I Be Forced to Fix a Problem Shown In The Single Survey?
The Home Report is intended to let the seller and the buyer know the true condition of the property, the need for repair and its market value. The objective is to remove any nasty surprises. Ideally, repairs will either be carried out or will be factored into the purchase price. However, the legislation does not require that a seller carry out any repairs. The information in the Home Report allows the property to sell with no last-minute problems, it informs the buyer and helps the buyer make an informed offer based on the Home Report valuation.
How Long Does It Take to Produce a Home Report?
Here at the Home Report Company, we have offices across Scotland and our highly experienced Chartered Surveyors, are all regulated by the RICS, are available 7 days a week, at times that suit you.
Following the inspection at the property we aim to have your report ready within two working days; with the draft report being sent to you the next working day for your approval then the completed report thereafter.
How Much Is a Home Report & Who Pays for It?
There is no flat price for a Home Report as the cost varies on a range of factors: the size of the property, the value, the condition and even location. Every property is different, and prices vary accordingly. Having said that, a typical Home Report cost from a large Chartered Surveyor firm on a property in Scotland valued at around £200,000 can be anywhere between £350-£400 plus vat. Here at The Home Report Company, we are fully independent and are proud that our prices are comparably cheaper.
The property seller is responsible for providing and paying for the Home Report. There is nothing in the legislation insisting that the buyer must reimburse the seller for the cost of the Home Report.
Why Choose the Home Report Company?
Here at the Home Report Company, we have offices across Scotland with strong knowledge of local market conditions. Our highly experienced Chartered Surveyors are all regulated by the RICS, are ideally placed to offer expert advice on properties. And the team are available 7 days a week, at times that suit you.
Your Prices Seem Lower Than Many Other Firms. Why?
We aim to be competitive and we do hope that you find our price to be the lowest. We do not act as a third party and we use our own surveyors. Our intention is to help our clients get their property on the market whilst still receiving the professional service you would expect from a professional firm.
We also keep our overheads low, that doesn’t mean you get a lesser service, in fact in many cases our clients say our service level is some of the highest within the marketplace. We just work smarter, more effectively and without the large overheads like some firms.
Do You Offer Private Valuation Reports?
Yes, we also offer property valuation reports. Although not legally required, these private valuation reports are useful for many circumstances such as such as tax planning; inheritance planning; shared equity settlement; immigration purposes; private off-market sales; and insurance valuations.
How Recent Must the Home Report Be?
It’s a common misconception that a Home Report should be less than three months old or has to be renewed. In fact, current legislation does not impose a validity period for any of the Home Report documents, only that the report is required at the time of sale. A Home Report can be updated or refreshed if a property has been on the market for a while, but this is usually just a re-inspection as opposed to a new survey.
I Am a Private Seller and Do Not Plan On Using a Solicitor Or Estate Agent To Market My House. Do I Need a Home Report?
Yes. Under Part 3 of the Housing (Scotland) Act 2006, a person who is responsible for selling a house must provide a Home Report to any prospective purchasers.
Which Properties Do Not Require to Provide a Home Report?

New housing. New housing includes homes that may be sold ‘off-plan’ to the first purchaser or sold to the first occupier. Any subsequent sale of a home will not be exempt even if it has a certificate from, for example, the National House-Building Council (NHBC).

Newly Converted Premised. This means a property that is being or has been, converted to a home if it has not previously been used in its converted state.

Right to Buy Homes. As the sale of a home to a tenant under the ‘Right to Buy’ does not involve marketing, the duty to provide a Home Report does not apply.

Seasonal and Holiday Accommodation. This exception refers to seasonal and holiday accommodation (as defined in planning legislation), which only has permission to be used for less than 11 months in any year. It does not include second homes or holiday cottages that could be used all year if the owner so chose.

Mixed Sales. This occurs where a home is sold with one or more non-residential properties (provided it is clear that the seller does not intend to consider an offer to buy the home separately from the non-residential property).

Dual Use of a Dwelling House. Where the home is, or forms part of, a property most recently used for both residential and non-residential purposes, such as a commercial studio where the owner also lives in the home.

Unsafe or properties to be demolished.

Commercial properties.

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What Our Clients Say

Home Report Company
4.1
Based on 186 reviews
Sally H.
Sally H.
Very quick and efficient. Easy to deal with. Reasonable price.
Andrew H.
Andrew H.
The booking and pre visit paperwork was dealt with very efficiently by the admin team, Andrew came to the house to check it over, early rather than late which was encouraging. He was very friendly, helpful and efficient. He has subsequently delivered the report by email within the expected time frame. Good job at a good price !
jim D.
jim D.
The surveyor was excellent, he arrived exactly on time, carried out a thorough inspection & then provided a draft report inside 24 hours & the finalised report within the week. Superb service and value.
Kay W.
Kay W.
Very efficient, prompt service, highly competitive prices
Elizabeth G.
Elizabeth G.
Good communication, fast, efficient service and I would recommend.
Jane E P.
Jane E P.
The surveyor showed up on time and was friendly and efficient. I received the draft and final report quickly and the admin staff were very helpful.
L C
L C
Quick response time, good price. From our first enquiry to producing a Home Report was just over one week. Pleased with level of communication and service. Would recommend.
Tegan M.
Tegan M.
A warm friendly visit from Andrew who did a thorough look over the house for our report. He also assisted us with any queries we had about the current market. Would highly recommend this company not only for their price but their quick and efficient service
Gordon P.
Gordon P.
Great service skl of the staff were very accommodating
Stephen K.
Stephen K.
Fast and efficient service. The home report was detailed and professionally compiled.
Stephen M.
Stephen M.
Outstanding service and very quick turnaround from Andrew and the team. Would highly recommend this company for anyone requiring a fast, professional and efficient service.
Kevin S.
Kevin S.
Thank you Home Report Company, the surveyor who was sent over for our house valuation report was great. It was nice to be able to welcome a well-mannered, friendly and professional person to our home.For those looking for chartered surveyors to carry out a home report or valuation, I highly recommend this company. They have been very helpful, polite and punctual - and made life that little bit easier during a difficult time in our family. Thank you again.
jim “scottishjim80” F.
jim “scottishjim80” F.
I needed a survey done quick and contacted home report company,Andrew came within 2 days,no messing about and got my survey paperwork next day via email,excellent company,thank you andrew.all the best jim.
Dee W.
Dee W.
I have recently instructed the Home Report Company to complete a survey for me. From my first initial enquiry up until receiving my report I have nothing but high praise. I was given a quote, a prompt appointment was made and the survey completed. Andrew, the surveyor, was very professional and also very smiley and reassuring. He went about the survey with minimal intrusion or fuss and he also liked my dog 😊. Highly recommend.
Rod M.
Rod M.
Andrew Mackenzie from home report company did our home report very professional and polite.This is the second time I have used home report company and mr Mackenzie has done both reports.The price charged was very competitive and by far the cheapest I enquired about, I would definitely recommend the home report company for your home report.
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