If you are selling a home in Scotland, one of the first things you will need to arrange is a Home Report. For many sellers, this can feel like just another piece of paperwork, but it plays an important role in the Scottish property selling process.
A Home Report gives potential buyers key information about the condition, value and energy efficiency of your property before they decide whether to make an offer. It also helps make the process more transparent, so buyers are better informed and sellers can move forward with greater confidence.
At d and h, we support clients across Orkney, Caithness, Sutherland and beyond with the legal side of selling property. This guide explains what a Home Report is, why it exists, what it includes and how to go about obtaining one.
What is a Home Report?
A Home Report is a set of documents that must usually be provided before a residential property is marketed for sale in Scotland. It is designed to give prospective buyers important information about the property upfront, rather than leaving them to discover key details later in the process.
The Home Report is made up of three main parts:
- The Single Survey and Valuation
- The Energy Report
- The Property Questionnaire
Together, these documents provide information about the property’s condition, an opinion on its market value, its energy efficiency and practical details about ownership, council tax, parking, alterations and other relevant matters.
The Scottish Government confirms that a Home Report consists of these three documents, and that the Single Survey must be produced by a surveyor registered with or authorised by the Royal Institution of Chartered Surveyors.
Why were Home Reports introduced in Scotland?
Home Reports were introduced to make the property buying and selling process in Scotland clearer, fairer and more efficient.
Before Home Reports, buyers often had to pay for their own survey before making an offer. In competitive situations, several buyers could end up paying for surveys on the same property, even though only one would be successful. This could make the process expensive and frustrating.
Home Reports were designed to reduce this problem by giving buyers access to key property information at the start. Instead of each buyer arranging their own basic survey, the seller provides a report that interested buyers can review before deciding whether to proceed.
This helps buyers understand the condition of the property, consider any likely repair costs and make a more informed decision about what they may be prepared to offer. For sellers, it can also help reduce uncertainty, as buyers have access to important details before entering the formal offer process.
When do you need a Home Report?
In most cases, a Home Report is required before a residential property is marketed for sale in Scotland. This applies whether you are selling through an estate agent or solicitor estate agent.
There are some exceptions, but most standard residential property sales will require one. If you are unsure whether your property needs a Home Report, it is sensible to check before putting the property on the market.
A seller or selling agent must also provide a copy of the Home Report to a prospective buyer within nine days of it being requested.
What is included in the Single Survey?
The Single Survey is one of the most important parts of the Home Report. It is prepared by a qualified surveyor and gives an overview of the property’s condition. It normally includes details about:
- The condition of the main parts of the property, including the roof, walls, windows, services and internal areas.
- Any obvious defects or repairs that may be required.
- Accessibility information.
- A valuation of the property which mortgage lenders can request for lending purposes. Some lenders require an independent valuation to be carried out.
- The surveyor’s comments on the general condition and marketability of the home.
The Single Survey uses condition ratings to help buyers understand how serious any issues may be. For example, some items may be marked as being in good condition, while others may need repair, replacement or further investigation.
For sellers, this can be useful because it highlights anything that may come up during the sale. If there are issues, you can discuss them with your solicitor or selling agent and decide how best to manage them.
What is included in the Energy Report?
The Energy Report provides information about the energy efficiency of the property. It includes an Energy Performance Certificate, often known as an EPC.
This part of the Home Report gives the property an energy efficiency rating and may include recommendations for improvements. These could include measures such as insulation, heating upgrades, double glazing or other changes that may improve efficiency.
Energy performance has become more important to many buyers, especially with ongoing concerns about energy costs. A good energy rating can be a positive selling point, while a lower rating may prompt buyers to think about future improvement costs.
What is included in the Property Questionnaire?
The Property Questionnaire is completed by the seller. It gives practical information that a surveyor would not necessarily know from inspecting the property. This can include details such as:
- Council tax band.
- Factoring or service charges.
- Parking arrangements.
- Alterations, extensions or building work.
- Guarantees or warranties.
- Insurance claims.
- Notices affecting the property.
- Issues with access or shared areas.
- Services connected to the property.
It is important to complete the Property Questionnaire carefully and honestly. Buyers, solicitors and lenders may rely on this information during the transaction, so inaccurate or incomplete answers can cause delays later.
How do you obtain a Home Report?
The first step is usually to speak with your solicitor estate agent or selling agent. They can help arrange the Home Report through a qualified surveyor. In most cases, the process works like this:
- You decide to sell your property and speak with your solicitor or selling agent.
- A qualified surveyor is instructed to visit the property.
- The surveyor carries out the inspection and prepares the Single Survey and Energy Report.
- You complete the Property Questionnaire.
The Home Report is finalised and made available to interested buyers once the property is marketed. It is best to arrange the Home Report early, as your property will usually need it before it can be properly advertised for sale.
How much does a Home Report cost?
The cost of a Home Report can vary depending on the size, type, value and location of the property. Larger or more complex properties may cost more to survey.
Although it is an upfront cost for the seller, it is an important part of the selling process. Without it, the property may not be ready to market, and this can delay the start of your sale.
Your solicitor or selling agent should be able to explain the likely cost before the report is arranged.
How long does a Home Report last?
A Home Report does not have a simple expiry date in the same way that some documents do. However, it must be prepared before the property is marketed, and the property must be marketed within 12 weeks of the Home Report being carried out, otherwise a new Home Report will have to be instructed.
If a property remains on the market for longer than the 12-week period, the Home Report may need to be refreshed or updated when a successful offer is received. This is particularly likely if a buyer’s lender asks for more recent information.
If you are unsure whether an existing Home Report is still suitable, you should take advice before relying on it.
Can a buyer still arrange their own survey?
Yes. A buyer can still choose to arrange their own survey if they want more detailed information or additional reassurance. The Home Report gives buyers useful upfront information, but it does not prevent them from carrying out further checks.
For example, a buyer may want a more detailed building survey if the property is older, unusual, rural, heavily altered or has issues noted in the Single Survey.
What should sellers check before marketing their property?
Before your property goes on the market, it is worth taking time to review the Home Report carefully.
You should check that the Property Questionnaire is accurate and complete. You should also read the surveyor’s comments so you understand what buyers will see. If the report highlights any repairs or concerns, speak with your solicitor or selling agent about how this may affect the marketing strategy, asking price or negotiations.
You do not necessarily need to fix every issue before selling, but it is better to understand potential concerns early. This allows you to answer questions clearly and avoid surprises once an offer has been made.
Why legal advice matters when selling a property in Scotland.
A Home Report is only one part of the selling process. Once an offer is received, the legal work begins, including negotiation of the missives, title checks, settlement arrangements, and transfer of ownership.
Having a solicitor involved early can help make the process smoother. They can explain your responsibilities, guide you through the paperwork and help deal with any issues that arise from the Home Report or the buyer’s solicitor.
At d and h, we provide approachable legal services across Orkney, Caithness, Sutherland and beyond. Whether you are preparing to sell your home or are already in the process, our team can help you understand what is required and support you from the first steps through to completion.
Thinking about selling your home?
If you are planning to sell a property in Scotland, arranging a Home Report is one of the key early steps. It gives buyers important information, supports a more transparent selling process and helps you prepare for questions before they arise.
For advice on selling your home, conveyancing or the legal steps involved in a Scottish property sale, contact d and h today.