Home Report Explained
The Home Report Explained: What Buyers in Scotland Need to Know
Every home for sale in Scotland needs a Home Report. It tells you the condition, the value and the energy rating before you offer, and it affects how much you can borrow. Here is how to read one.
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What It Is
Three Documents in One Pack
The seller pays for the Home Report and must make it available to buyers. It has three parts.
- ✓Single Survey: the condition of the property and a valuation from a chartered surveyor
- ✓Energy Report: the energy rating and ideas to make the home more efficient
- ✓Property Questionnaire: the seller's answers on council tax, alterations, factors and more
- ✓Mortgage valuation: most lenders base their valuation on the Home Report surveyor's figure
How We Help
How to Read a Home Report
Five things to look at before you offer.
The Valuation
This is what lenders will usually lend against. It is the number that matters for your mortgage.
Category 1
No immediate action needed. Normal maintenance.
Category 2
Repairs or replacement needed in the future. Worth budgeting for.
Category 3
Urgent repairs needed now. Some lenders may hold back money or decline until they are done.
The Date
Valuations can go out of date. If it is old, the lender may ask for an update.
Why It Matters
How the Home Report Affects Your Mortgage
Get this right and there are fewer surprises later.
Offering Over
Offer above the Home Report value and you pay the difference from your own money.
Check My Options →Down Valuations
If the lender's valuation comes in lower, you may need more deposit or to renegotiate.
Talk It Through →Retentions
For urgent repairs, a lender may hold back part of the loan until the work is done.
Get Straight Advice →Construction Type
Non-standard construction can limit the lenders available. We will check the survey.
Book a Chat →Get Your Own Survey
The Home Report is not a full structural survey. For older homes, a more detailed one may be worth it.
Ask a Question →Energy Rating
A low rating can mean higher bills. Some lenders offer green deals for efficient homes.
Talk It Through →Common Questions
Home Report Questions, Answered
The things buyers ask us most.
Who pays for the Home Report?
The seller. Buyers can usually get a copy for free through the estate agent or online.
Is the Home Report valuation what I should offer?
It is a guide, not a rule. Many homes sell for more or less. What matters for your mortgage is that lenders usually lend on the valuation, not the price you pay.
What if I offer over the Home Report value?
Your mortgage is based on the valuation, so you pay the difference yourself on top of your deposit.
Does the lender use the Home Report valuation?
Most lenders will use it, often through a quick retype by the same surveyor. Some lenders instruct their own valuation.
How long is a Home Report valid for?
It should be recent when the home goes on the market. If it is older, the lender may want it updated before lending.
Is a Home Report a full survey?
No. It is a visual inspection and does not lift floors or move furniture. For older or unusual homes, a more detailed survey can be worth it.
Related guides
- How much to offer on a house in Scotland
- LBTT calculator Scotland
- New build vs existing homes
- All mortgage questions answered
Written by Tony Flynn, mortgage broker at Tony Flynn Mortgages, helping homebuyers across Lanarkshire and Scotland. This page is general information, not personal advice. Speak to Tony about your own circumstances.
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Found a Home? Let's Check the Numbers
Fill in the form and we will be in touch within one working day. Send us the Home Report and we will tell you what you can borrow and what you will need to put in.