Home Reports in Scotland, explained for sellers
Every home marketed for sale in Scotland needs a Home Report. Here is what goes into one, what it costs, who pays and how long it lasts, from the team who arrange them for our sellers.
What is a Home Report?
A Home Report is a pack of three documents that a seller in Scotland must have before their home is put on the market. It gives buyers an independent view of the home’s condition, value and energy performance before they decide whether to view or make an offer.
- 01
The Single Survey
A chartered surveyor's assessment of the property's condition, with a valuation and an accessibility audit. Most surveyors also provide a mortgage valuation report alongside it, for lenders.
- 02
The Energy Report
The home's energy performance, including its Energy Performance Certificate rating, and what could be done to improve it.
- 03
The Property Questionnaire
Your answers on things like council tax band, parking, alterations, factor charges and any notices affecting the property.
How much does a Home Report cost?
There is no fixed price. Surveyors charge according to the value and size of the home, so a Home Report on a one-bedroom flat costs less than one on a large family house. The seller pays, usually when the survey is instructed.
When you sell with Niksen we get you a quote from the surveyor before anything is booked, so you know the cost up front.
Who pays, and when do you need one?
The seller pays for the Home Report and must have it before the home is marketed: before it appears on a portal, in a window or in a social post. Anyone interested in buying can ask for a copy, and the seller must provide it within 9 days. Most buyers read it before they view.
In practice the survey is booked once you have decided to sell, so it is ready in time for the photography and launch. You do not need one to get a free valuation.
How long is a Home Report valid?
A Home Report must be no more than 12 weeks old when the home first goes on the market. After that it stays valid for as long as the home is for sale; it only has to be updated if the home is taken off the market for more than 28 days. Buyers’ lenders may still want an up-to-date valuation if the home has been on the market for a while, and the surveyor can provide one. The Scottish Government’s guidance for sellers on mygov.scot sets out the rules in full.
Home Report valuation vs selling price
The Home Report valuation is the surveyor’s figure, and it is the one buyers’ mortgage lenders usually rely on. It is not a ceiling. Most Edinburgh homes are marketed at “Offers Over”, and when several buyers are interested a closing date draws out their best offers.
On average, Niksen homes sell for 104% of their Home Report value. See how we market a home.
Can Niksen arrange it for me?
Yes. When you sell with us we arrange the Home Report with a local chartered surveyor and time it so it is ready for your launch. Start with a free valuation, and we will talk you through it then.
Home Report FAQs
Can I sell my home in Scotland without a Home Report?
Almost never. A Home Report must be in place before a home is marketed for sale. The exceptions are narrow, such as new homes sold off-plan or to their first occupier, newly converted homes and seasonal holiday homes. Ask us if you think one applies to you.
Do buyers have to pay for the Home Report?
No. The seller pays for the Home Report. Anyone interested in buying the home can ask for a copy, and the seller must provide it within 9 days.
Is the Home Report valuation what my home will sell for?
Not necessarily. It is the surveyor's view of the home's value, which lenders rely on. The selling price is set by what buyers offer, and well-marketed homes regularly sell above it.
Do I need a new Home Report if my home doesn't sell?
Not as long as the home stays on the market. The Home Report must be no more than 12 weeks old when the home first goes on the market, and it only has to be updated if the home is taken off the market for more than 28 days. Buyers' lenders may still ask for an up-to-date valuation on a home that has been for sale for a while.
Thinking of selling?
Find out what your story is worth.
A free, no-obligation valuation from someone who will actually be handling your sale — with an honest view of what your home should achieve and how we’d get there.
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