Legal · 7 min read
The Home Report explained
The Home Report is the document buyers read before they view. Understanding what it says — and what it will say about your property — puts you in control of your own sale.
What it contains
A Single Survey with a valuation and condition assessment; an Energy Report with the EPC rating and improvement suggestions; and a Property Questionnaire you complete covering council tax, alterations, parking and any disputes.
Buyers and lenders both rely on it, which is why the surveyor's valuation figure sets the tone for every negotiation that follows.
The repair categories
Category 1 means no immediate action. Category 2 means repairs or replacement are needed but are not urgent. Category 3 means urgent repairs or further investigation are required.
A single category 3 does not stop a sale, but buyers will price it in — usually at more than the actual cost of the work. Fixing it beforehand, where practical, is almost always the cheaper route.
How the valuation affects your asking price
Most lenders will not advance against a figure above the Home Report valuation, so buyers offering over it need cash to bridge the gap. That practical constraint is why offers-over figures are usually set below the valuation.
If you believe the valuation is wrong, you can discuss it with the surveyor and provide comparable evidence, though revisions are not common.
Preparing for the survey
Give access to the loft, the boiler, the meters and any outbuildings — anything the surveyor cannot inspect gets caveated, and caveats worry buyers.
Have documentation ready: building warrants and completion certificates for alterations, gas and electrical certificates, factor details and any common repair paperwork.
Common questions
- Who pays for the Home Report?
- The seller. It is one of the unavoidable up-front costs of selling in Scotland.
- Can I market before the Home Report is ready?
- You can prepare marketing, but the report must be available to prospective buyers when the property is advertised for sale.
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Written and reviewed by The Lothian Property team, Edinburgh property research team. Last reviewed .