Preparing for the Home Report

The short answer

The Home Report's single survey rates elements one to three, and category three repairs are what buyers use to negotiate. Before the surveyor visits, fix the visible and inexpensive items, provide access to the loft, meters and outbuildings, and have documentation ready for recent work, alterations, warranties and any shared repairs. Cleanliness does not change a rating, but access and evidence can.

What the work involves

A pre-survey walk-round using the same categories the surveyor uses, clearing access to lofts and cupboards, and assembling the paperwork the surveyor and buyer's solicitor will ask for.

Rules and responsibilities in Scotland

A Home Report is required before a property is marketed for sale in Scotland, comprising the single survey with valuation, an energy report and the property questionnaire completed by the seller. The property questionnaire must be answered accurately.

What commonly goes wrong

Concealing a known defect, which the property questionnaire requires you to disclose anyway, and blocking loft access so the surveyor records that inspection was not possible.

What it usually costs

Indicative ranges only, to help you judge a quote. They are not an estimate for your property — only the business doing the work can give you that.

• Fixing small visible defects before the survey costs less than the negotiation they invite afterwards.
• A category three item usually invites a deduction larger than the repair would have cost.
• Obtaining missing warranties or completion certificates takes time, so start early.

What to do, in order

1. 1Walk the property outside and in, listing visible defects.
2. 2Fix the cheap and obvious ones — cracked pane, loose gutter, dripping tap.
3. 3Clear access to the loft hatch, meters, cupboards and outbuildings.
4. 4Gather certificates for boiler, electrics, windows, roof work and alterations.
5. 5Complete the property questionnaire honestly and consistently with what you know.

Local detail for the Lothians

• In Edinburgh tenements, the surveyor will comment on the roof, common stair and elevations even though they are shared, so evidence of a scheme of repair or a factor arrangement helps.
• Sash and case window condition is a frequent category comment in the city's pre-1919 stock.
• Common repair notices or outstanding council statutory notices should be disclosed and evidenced.

When you need a professional

The Home Report must be prepared by a RICS registered valuer; a solicitor estate agent normally instructs it as part of the sale.

Common questions

What is a category three in a Home Report?

An element needing urgent repair or replacement, or where further investigation is needed. Buyers use them to negotiate.

Do I have to disclose problems in the property questionnaire?

Yes. It is completed by the seller and must be accurate, including on alterations, notices and shared repairs.

Related pages

• Paperwork and certificates

  The documents a buyer's solicitor will ask for, gathered before they ask.

• Small repairs worth doing

  The short list of quick fixes that stop a buyer counting problems.

• Shared repairs before selling

  Outstanding common repairs, statutory notices and how they affect a flat sale.