Types of property surveys

When buying a home in Scotland, understanding the role of property surveys is essential. Surveys help you assess the condition of the property, estimate its value, and uncover any issues that may affect your decision to proceed with the purchase.

In Scotland, all homes listed for sale must include a home report, which contains a basic survey and other important information. However, depending on the property’s age, condition, or complexity, you may also choose to commission additional surveys for added peace of mind.

This section explains the types of surveys available, what each includes, and when you might need them.

1. Home report (mandatory for all listings)

In Scotland, sellers are legally required to provide a home report before marketing their property. This document must be made available to any prospective buyer and forms the baseline for assessing the condition and value of the home.

The home report consists of three main components:

• Single Survey: Carried out by a qualified surveyor, this includes an overview of the property’s general condition, highlights any necessary repairs, and provides a market valuation. It helps you understand what shape the home is in and whether the asking price is reasonable.
• Energy Report (EPC): This rates the property’s energy efficiency, offering suggestions for improving performance and reducing energy bills. It includes both a current rating and a potential rating if upgrades were made.
• Property Questionnaire: Completed by the seller, this section provides practical information about the property such as the council tax band, any alterations or extensions made, parking arrangements, and whether the property has been subject to past issues like flooding.

While the home report is a helpful starting point, it is not a comprehensive structural survey. For more detailed information, especially on older or unusual properties, additional surveys are often recommended.

2. Additional surveys (optional but worth considering)

Depending on your lender, your risk appetite, or the property itself, you may choose to commission one of the following surveys for extra insight.

Level 1: Mortgage valuation

This is a basic inspection conducted on behalf of the mortgage lender to confirm that the property is worth the amount you intend to borrow. It is often required as part of your mortgage application.

The surveyor assesses the property’s value and notes any major issues that may affect lending. It is typically not shared with you in full and should not be relied upon as an indicator of condition. This type of survey may already be arranged by your lender, depending on your mortgage product.

Level 2: Home Buyer’s Report (RICS)

A Home Buyer’s Report, sometimes known as a RICS Level 2 survey, provides a more detailed assessment than the standard Single Survey. It includes a visual inspection of the property, identifies urgent defects, and suggests recommended repairs. The report is easy to follow and includes clear condition ratings for each element of the property. This survey is ideal for newer or well-maintained homes where you want additional reassurance without the depth of a full structural review.

Level 3: Building survey

Also known as a full structural survey, this is the most comprehensive type of property inspection available. It provides a thorough analysis of the structure and condition of the property, including walls, roof, foundation, drainage, insulation, timber, and damp. This survey is strongly recommended for older homes, listed buildings, properties with extensive alterations, or homes where significant renovation work is anticipated. You will receive a detailed written report with descriptions of issues, potential risks, and estimated costs of repair.

What level of survey is right for you?

Your ESPC solicitor estate agent or mortgage advisor can help you decide which level of survey is appropriate for your situation, and can recommend trusted surveyors to carry out the work.