What is a Home Report?

A Home Report is a legal requirement when selling most residential property in Scotland. It provides buyers with an upfront overview of a home’s condition, value and energy efficiency, helping them make informed decisions before submitting an offer. For sellers, it sets expectations, supports fair pricing and can speed up the selling process. This guide explains what a Home Report includes, why it matters, the pros and cons for both sellers and buyers and how Wallace Quinn can help you navigate the process with confidence.

If you are preparing to sell your home in Scotland, organising a Home Report will be one of your first tasks. Since their introduction in 2008, Home Reports have become a standard part of the property selling process. While some in the market view them positively, others are more sceptical, sellers and buyers alike rely on them as an early indication of condition and value. Understanding how they work, what they contain and how they can affect your sale or purchase will help you prepare properly and avoid surprises later on.

A Home Report is a pack of three legally required documents prepared before a residential property is placed on the market in Scotland. It consists of:

• Single Survey and Valuation, prepared by a chartered surveyor
• Energy Performance Certificate, prepared by a qualified assessor
• Property Questionnaire, completed by the seller

Sellers must have the Home Report ready before the property goes live on the market. Buyers can request a copy at any point, and most lenders will rely on the valuation included within it. Each of these components plays a different role in helping both sides understand the property’s condition, value and history.

The Home Report system was designed to remove the problem of multiple buyers paying for multiple surveys and to increase transparency in the market, setting a consistent baseline for information. However, some concerns remain around cost, duration and reliance on seller-provided information.

A chartered surveyor inspects the property and prepares a detailed report on the condition and value. The report highlights issues using the familiar 1, 2, and 3 rating categories. Category 3 items indicate urgent repairs, while Category 2 notes future repairs. This helps both parties understand immediate needs and long-term maintenance requirements.

Most lenders rely on this valuation when assessing a mortgage application, helping keep upfront costs down for buyers. However, at the higher end of the market, buyers may still choose to commission their own independent survey for reassurance.

The EPC sets out the property’s energy efficiency rating, environmental impact and suggestions for improvement. It allows buyers to compare running costs and helps sellers demonstrate efficiency upgrades where applicable.

A strong Home Report can support a smooth and confident sale. Key advantages include:

• Setting clear expectations early
  Buyers see an upfront valuation and condition assessment, reducing the risk of renegotiation later.
• Reducing delays
  Once the report is complete, the property can move to market quickly, and buyers can progress with offers without waiting for a valuation.
• Transparency that builds trust
  A clear and honest report reassures buyers, helping attract serious interest and stronger offers.
• Highlighting issues before going to market
  Category 2 or 3 repairs allow sellers to make improvements before listing or to set a realistic pricing strategy.

From a competitive perspective, many sellers appreciate that buyers no longer need to pay for multiple surveys. This can help widen the pool of interested bidders.

Sellers must also consider:

• Upfront cost
  A Home Report must be paid for before the property is listed, which some see as an added burden.
• 12-week refresh periods
  If the property remains on the market for more than 12 weeks, surveyors often recommend a refresh, which can mean additional costs.
• Seller’s responsibility for accuracy
  Because the seller completes the Property Questionnaire, inaccuracies can cause problems later if important details are not disclosed.

Nevertheless, the Report remains a legal and practical requirement and is generally viewed as part of the cost of selling in Scotland.

Buyers often welcome the Home Report because:

•  It saves a high upfront cost
  A buyer can rely on the surveyor’s valuation rather than commissioning their own, which was a common frustration before Home Reports were introduced.
• It offers transparency before offering
  Buyers can assess condition and potential repair costs early.
• It helps assess long-term affordability
  The EPC allows buyers to compare running costs and energy efficiency.
• It reduces the risk of bidding blind
  With clear condition ratings, buyers can make informed decisions about whether to offer at or above the valuation.

Buyers should remain mindful that:

• Some may prefer their own survey
  Especially for higher-value properties, buyers sometimes commission an additional survey to ensure complete peace of mind.
• Surveyor liability is limited
  Surveyors include caveats in the Single Survey, which can limit recourse if issues arise later.
• Reliance on seller-provided information
  The Property Questionnaire depends on honest disclosure, and omissions can lead to complications.

Buyers should still carry out their own checks, especially regarding legal matters, title, and any planning or boundary concerns.

You can read more about potential issues after purchasing a home in Wallace Quinn’s guide: Problems after buying a house.

Opinion is mixed. Some view them as invaluable for transparency, early information and cost saving. Others criticise their limited lifespan, upfront cost for sellers and the reliance on seller-supplied information.

In practice, Home Reports are now fully embedded in the Scottish property market. Sellers must provide one, and buyers expect to receive one. Love them or loathe them, they are a fundamental part of the modern sales process, and understanding them allows you to approach your sale or purchase from an informed position.

With more than thirty years of experience in the Scottish property market, our estate agency and conveyancing teams understand how to use your Home Report to your best advantage. We know what surveyors look for, how buyers interpret the findings and how to position your property to achieve the strongest possible sale. If you are buying, we will guide you through the Home Report, explain what the ratings mean in practice and help you understand where further checks may be needed.

Our team works across Glasgow, Livingston, Bathgate and the surrounding areas, providing grounded professional advice backed by extensive local knowledge.

If you are preparing to sell, we will explain precisely what is required to comply with Home Report legislation and guide you through the legal stages of your sale from start to finish. While Wallace Quinn no longer undertakes estate agency work directly, we work closely with trusted estate agents who can arrange your Home Report, prepare your marketing materials and manage the marketing process on your behalf. We will ensure you are introduced to the right professionals and remain on hand to manage the conveyancing once a buyer is found.

If you are buying, our conveyancing team will help you understand the Home Report, review any issues raised and advise you on value, risk and how they may affect your offer.

Contact Wallace Quinn to discuss your plans and let us help you move forward with confidence.