How to obtain a Home Report
If you are selling a property in Scotland, you are legally required to provide a Home Report before it can be marketed. This report gives prospective buyers a clear picture of the condition, value and energy efficiency of your home. It is one of the key documents involved in the sale and plays an important role in both pricing and buyer decision-making.
A Home Report must be ready and available before your property can be listed on ESPC or any other public advertising platform. In most cases, your solicitor estate agent will take care of arranging the report on your behalf, but it is helpful to understand what it involves, how to get one, and why it matters.
What is included in a Home Report?
A Home Report consists of three parts:
Single Survey
This is the main inspection of the property, carried out by a qualified chartered surveyor. It covers the overall condition of the home, noting any defects that require attention, the standard of construction and any visible issues such as damp, roof problems or structural movement. It also includes a valuation based on current market conditions.
Energy Performance Certificate (EPC)
This document rates the property’s energy efficiency and environmental impact. It includes recommendations for improving energy performance, such as upgrading insulation or replacing old boilers.
Property Questionnaire
This is completed by the seller and provides additional details about the home, such as council tax band, alterations made, parking arrangements, any previous repairs or insurance claims, and other practical matters that buyers need to know about.
Together, these three parts give buyers a well-rounded and honest view of the property, which helps reduce uncertainty and ensures everyone involved can make informed decisions.
Who produces the Home Report?
The Single Survey and Energy Report must be carried out by a surveyor who is registered with the Royal Institution of Chartered Surveyors (RICS). This ensures the reports are independent, professionally prepared and suitable for mortgage lending purposes.
The Property Questionnaire is completed by you, the seller, but your solicitor estate agent will usually help you complete it correctly. They will also review the document before it is published to ensure it is clear, accurate and compliant with the law.
How do I arrange a Home Report?
If you are working with a solicitor estate agent, they will take care of commissioning the Home Report for you. They will instruct a reputable RICS-qualified surveyor, coordinate the inspection and ensure all documentation is in place before your property is marketed.
The surveyor will visit your home to carry out a visual inspection for the Single Survey and collect the information needed for the Energy Report. This is usually scheduled at a time that suits you and may take between one and two hours depending on the size of the property.
Once the inspection is complete, the surveyor will compile the reports and return them to your solicitor estate agent. They will then share the completed Home Report with you, and publish it alongside your property listing on ESPC.com espc.com and other platforms.
If you are not using a solicitor estate agent, you will need to arrange the report yourself by contacting a RICS-registered surveyor. However, this can be more complicated and may lead to delays or additional costs if errors are made. For that reason, most sellers choose to have their solicitor estate agent handle the process as part of their overall service.
How much does a Home Report cost?
The cost of a Home Report depends on the size, location and value of your home.
Prices usually include VAT and cover all three components of the report. It is important to ensure that the fee includes all necessary services and that the report is suitable for mortgage purposes. Your solicitor estate agent will confirm this on your behalf if they are managing the process.
Some firms may offer the cost of the Home Report as part of a wider marketing package, while others charge it separately. Always ask for a clear breakdown so you know what is included.
When should I get the Home Report?
You must have the Home Report ready before your property can be advertised. It is therefore best to commission it as soon as you decide to sell and after your solicitor estate agent has visited the property for a valuation.
There is no advantage in delaying this step. Having the Home Report ready early means your listing can go live quickly and without interruption. It also allows buyers to download and review the report right away, which can help speed up the process and reduce the chance of withdrawn interest.
The Home Report remains valid for as long as your property is on the market. If it stays on the market for an extended period or if the condition of the home changes significantly, you may be advised to have the report refreshed or updated. This is especially relevant if a sale falls through and the property is re-listed months later.
Why is the Home Report important?
Buyers in Scotland rely on the Home Report as part of their decision-making process. It gives them confidence that the property has been professionally assessed and valued, and that there are no hidden issues that might cause problems later in the transaction.
For sellers, the Home Report can help manage expectations and avoid wasted time. If there are repairs or concerns highlighted in the report, you can decide whether to address them before going to market or simply price the property accordingly. It also reduces the likelihood of a sale falling through due to problems uncovered during later inspections.
The Home Report also sets the tone for negotiations. Buyers will often refer to the valuation and condition notes when deciding how much to offer. If your report is clear, well-presented and fairly priced, you are more likely to attract serious interest and competitive bids.