Do I Need a Home Report to Sell in Scotland? What Sellers Need to Know

Do I need a Home Report to sell in Scotland? It is the first question most sellers ask us, and the short answer is yes. Since 1 December 2008 almost every home put on the market in Scotland has needed one before it can be advertised, and the rules around it catch people out more often than you would think. Here is what a Home Report is, what it costs, when you need it and the handful of cases where you do not.

Do you need a Home Report to sell your house in Scotland?

What is in a Home Report?

A Home Report is a pack of three documents prepared before a property is advertised, so buyers can see the condition and value of a home before they make an offer. The Scottish Government introduced it to stop buyers paying for survey after survey and to stop homes being marketed at artificially low prices. It contains:

• The Single Survey – a chartered surveyor’s inspection of the property’s condition, with a category rating for each element (roof, walls, windows, services and so on), an accessibility audit and a market valuation. Only a surveyor registered with or authorised by RICS can produce it.
• The Energy Report – the property’s Energy Performance Certificate (EPC) and the surveyor’s recommendations for improving efficiency.
• The Property Questionnaire – completed by you, the seller, covering 16 areas such as council tax band, alterations, parking, factoring charges and any notices served on the property.

The valuation in the Single Survey is the number buyers and their lenders anchor to, which is why it matters so much to the asking price. Our guide to how property valuations work in Scotland explains how the surveyor’s figure and the agent’s marketing advice fit together.

Getting your Home Report done, step by step

1. Book it before you market, not after

The law says the report must be in place before the property is advertised, and it must not be more than 12 weeks old on the day marketing starts. Order it as soon as you have decided to sell. A good agent will organise the surveyor for you as part of the instruction, so you are not chasing dates yourself.

2. Do the small jobs first

The surveyor records what they see on the day. Fixing a dripping overflow, clearing gutters, replacing a cracked pane or getting the boiler serviced before the visit can move an element from a category 2 to a category 1 and remove a talking point for buyers. Our checklist on preparing your home for sale covers the quick wins.

3. Fill in the Property Questionnaire honestly

It is a legal document. If you have had an extension built, say so and dig out the building warrant and completion certificate. If a wall was removed, find the paperwork. Buyers’ solicitors will ask for it anyway, and a clean questionnaire keeps the sale moving once an offer is accepted.

4. Use the valuation to set the right asking price

In Scotland most homes are marketed at “offers over” a figure, and the Home Report valuation is the ceiling most lenders will lend against. Price too far above it and buyers with a mortgage simply cannot bridge the gap. Read what affects the value of your home in Ayrshire before you settle on a number.

5. Hand it over promptly and keep it current

Once a buyer who is genuinely interested and able to proceed asks for it, you must provide the Home Report within nine days. If the property is on the market for a while, many lenders ask for the valuation to be refreshed before they will issue a mortgage offer – your agent can arrange a refresh with the original surveyor, which is far cheaper than a new report.

What does a Home Report cost?

The seller pays. Fees are set by the surveying firm and scale with the property’s value and size: a small flat is typically a few hundred pounds, most family homes fall somewhere between roughly £400 and £800, and large detached houses can cost more. Ask your agent for a quote when you instruct them – at Lomond we arrange the Home Report as part of getting you to market, so you have one clear figure rather than a surprise later.

The exemptions (and why they rarely apply)

You do not need a Home Report for: new-build homes sold off-plan or to the first occupier; newly converted properties not yet lived in since conversion; right-to-buy sales; holiday homes that may only be used for part of the year; property that is unsafe and due for demolition; non-residential or mixed-use property sold together; and portfolios of homes sold as a single lot. Every one of those still needs an EPC. If you are selling an ordinary house or flat that has been lived in, none of the exemptions will apply to you.

The honest downside: it is a cost before you have a buyer

Sellers sometimes ask whether they can skip it, market privately, or wait until an offer arrives. The answer is no if the home is being advertised at all – Trading Standards enforce the duty and can issue a penalty charge notice to a seller or agent who fails to provide one. It is also a false economy. A buyer who has seen a fair valuation and a clean survey up front makes a firmer offer and is far less likely to walk away after a lender’s check. Think of the fee as the price of a smoother sale, not an extra.

Frequently asked questions

How long is a Home Report valid for in Scotland?

There is no fixed expiry once a property is on the market, but the report must be under 12 weeks old on the day marketing begins. In practice, if your home has been listed for several months a buyer’s lender will usually ask for a refreshed valuation before releasing a mortgage offer. A refresh from the original surveyor is quick and much cheaper than commissioning a new report from scratch.

Who pays for the Home Report, the buyer or the seller?

The seller pays. That is the point of the system: one survey paid for once, rather than every interested buyer paying for their own. Buyers are free to commission additional surveys if they want, but most rely on the Single Survey in the Home Report, and lenders will normally accept its valuation for mortgage purposes.

Can I sell my house in Scotland without a Home Report?

Only if the property falls into one of the exemptions, such as a new build sold to its first occupier or a right-to-buy sale. Any lived-in home that is advertised for sale needs one, whether you use an agent or sell it yourself. If you are unsure whether an exemption applies, check with your solicitor before marketing rather than after.

Does the Home Report valuation set my asking price?

Not on its own. The valuation is the surveyor’s opinion of market value, and it is what lenders work from. Your asking price is a marketing decision made with your agent, taking into account demand, comparable sales and how quickly you want to move. Our selling advice hub and a free Lomond valuation are the best starting points for getting that number right.

Is a Home Report the same as a survey in England?

No. In England and Wales the buyer arranges and pays for any survey after an offer is agreed, and there is no seller-provided pack beyond the EPC. In Scotland the seller provides the survey, valuation and EPC up front in the Home Report. If you are relocating from south of the border, our guide to buying in Ayrshire walks through the other differences, including offers over and closing dates.

Thinking of selling?

We will arrange your Home Report, advise on the small jobs worth doing before the surveyor visits, and use the valuation to set a price that brings buyers through the door. Start with a free, no-obligation valuation or talk to your local branch.

This article is general information, not legal or financial advice. Property rules differ across Scotland and the rest of the UK and change over time; check the current position with a solicitor or the relevant council before acting.