What the Home Report doesn't tell you

Every home for sale in Scotland must have a Home Report. It is a useful starting point, but it is commissioned by the seller and it leaves out several things that affect what a property will cost you.

What is in a Home Report

A Home Report has three parts:

• Single Survey: a chartered surveyor's assessment of the property's condition, with a valuation. Each element is rated 1 (no immediate action), 2 (repairs needed in future) or 3 (urgent repairs or further investigation needed).
• Energy Report: the Energy Performance Certificate (EPC) with an energy rating and suggested improvements.
• Property Questionnaire: completed by the seller, covering things like council tax band, alterations, factors and known issues.

Many Home Reports also include a Mortgage Valuation Report, which lenders may use.

What it doesn't tell you

Anything the surveyor couldn't see

The survey is a visual inspection. The surveyor does not lift floorboards, move furniture or test services in detail. Problems hidden behind wall linings, under flooring or in inaccessible roof spaces may not be picked up.

Planning activity nearby

The Home Report covers the property itself. It does not look at planning applications on the street or next door, such as extensions, new housing or changes of use, which could affect light, noise, parking or value.

Title conditions

Your title may include rules about what you can do with the property, such as restrictions on alterations or obligations to share maintenance costs. These are checked by your solicitor, usually after your offer is accepted. See title conditions, factoring and common repairs.

The real cost of shared repairs

For flats, the questionnaire asks about factors and any planned work, but it relies on what the seller knows. It may not show the scale of upcoming roof, stonework or close repairs that owners will share.

Running costs

The EPC gives a rating and estimated costs based on standard assumptions. Your actual energy bills depend on how you use the home and current tariffs.

The area

The Home Report says nothing about transport, schools, crime, noise or how the area is changing.

Whether the price is right for you

The valuation is the surveyor's view of market value. It does not tell you how much to offer, how far over to go, or what you should do at a closing date.

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

Who the Home Report is for

The seller pays for the Home Report and chooses the surveyor. Surveyors are regulated and must be impartial, but the report is not written with your questions as a buyer in mind.

Questions to ask before you offer

• Are there any category 2 or 3 items, and what would they cost to fix?
• How old is the Home Report? It must be less than 12 weeks old when the property is first marketed, but it can be older by the time you see it.
• Is there a factor, and what are the annual fees and any planned works?
• Have there been alterations, and were the right consents obtained?
• What planning applications are there on the street?

For older or unusual properties, consider commissioning your own survey.

How to read the Single Survey

The Single Survey follows a standard layout. Read it in this order:

1. Summary and valuation: the surveyor's overall view and market value.
2. Accommodation and construction: type of build, age and layout.
3. Condition ratings: every element rated 1, 2 or 3 (see category ratings explained).
4. Accessibility and services: heating, drainage, electrics.
5. Legal matters for your solicitor: issues the surveyor thinks need checking, such as alterations or shared parts.

The "matters for the solicitor" section is easy to skip, but it often flags the most expensive problems.

Red flags in the Property Questionnaire

• Alterations without a building warrant or completion certificate
• Known flooding, damp or subsidence history
• Planned common repairs or outstanding factor charges
• Disputes with neighbours
• Answers left blank or marked "don't know"

When to get your own survey

The Home Report is enough for many purchases. Consider your own survey if the property:

• Is old, listed or of unusual construction
• Has several category 3 items
• Has had major alterations
• Shows signs of movement, damp or roof problems

Some buyers instead ask a specialist, such as a timber and damp specialist or an electrician, to look at the specific items flagged.

Using the Home Report in your offer

List the category 2 and 3 items and any gaps above. Get rough costs for the big ones, then take them into account when you decide how much to offer. A valuation assumes the property's condition as described, so the cost of repairs is your problem once you buy.