Home Report category 1, 2 and 3 ratings explained

The Single Survey in a Scottish Home Report rates each part of the property from 1 to 3. The ratings are a quick way to see where money may need to be spent, but you need to read the surveyor’s comments to understand the cost.

What each rating means

Items that are often flagged

Dampness, rot and infestation

Often category 2 or 3 in older properties. The surveyor may recommend a timber and damp specialist. The cost depends entirely on the cause, so a specialist report is worth getting.

Roof coverings and chimneys

Slipped slates, worn flashings and chimney stacks needing repointing are common. In a tenement, these are usually shared costs (see common repairs).

Electrics

Surveyors don't test electrics. If the wiring looks dated, they often recommend an Electrical Installation Condition Report (EICR) by a qualified electrician.

Heating

An older boiler may be rated 2 because it is near the end of its life. Ask when it was last serviced.

Windows and external doors

Single glazing or failed double-glazed units are often rated 2. These affect running costs as well as condition.

Drainage and external walls

Cracking, defective pointing or poor drainage can lead to dampness. Ask what the surveyor thinks the cause is.

Want these checks done for a listing you’re looking at? Get a free report.

"Not inspected" isn't the same as fine

Parts of the property the surveyor couldn't reach, such as a roof space without access, are marked as not inspected. Treat these as unknowns, not as category 1.

How ratings affect your mortgage

Lenders read the Home Report too. For serious category 3 items, a lender may reduce the valuation, hold back part of the loan until repairs are done (a retention), or decline to lend. Ask your mortgage adviser early if the report has category 3 items.

Using ratings when you offer

• List every category 2 and 3 item.
• Get rough costs for the big ones before the closing date.
• Factor those costs into how much you offer.
• Ask your solicitor whether any repairs can be made a condition of the sale.

Reading the surveyor's comments

The rating is only a headline. The comment beside it tells you what the surveyor saw and what they recommend. Look for:

• The words "further investigation", which mean the surveyor couldn't judge the extent
• Recommendations to get a specialist report
• Mentions of shared parts, which may mean a shared cost
• Items that are "not inspected"

Getting costs before a closing date

You won't always have time for full quotes. Rough costs are still useful:

• Ask a local tradesperson for a ballpark figure based on the surveyor's comment.
• Ask the agent whether the seller has any quotes already.
• For flats, ask whether owners have already agreed and costed common repairs.

Ratings in flats

In a flat, many items such as the roof, chimneys and external walls belong to all the owners. A category 3 roof in a tenement may be shared between several flats, but you can't fix it alone. Check whether there is a factor and how repairs are agreed (see buying a flat with a factor).

Example: how ratings change an offer

Two similar flats are both valued at £190,000. Flat A has all category 1 and 2 items. Flat B has a category 3 for dampness in one room and a category 3 for the electrics. A specialist estimates the damp treatment at several thousand pounds, and the electrician recommends a partial rewire. Flat B may still be a good buy, but its real cost to you is higher, and your offer should reflect that.

Can the seller fix the problems?

Sometimes. Your solicitor can try to make repairs a condition of the sale, or negotiate on price. In competitive markets sellers often won't agree, so plan on the basis that the repairs will be yours.