Scottish Home Report
Home Reports in Scotland: what the seller provides and what it does not settle
How the Scottish Home Report works, what the Single Survey covers and why buying in Scotland differs from England and Wales.
Last reviewed 31 August 2026
What is a Home Report and who pays for it?
In Scotland, most residential properties marketed for sale must have a Home Report, provided by the seller. It normally contains three parts: a Single Survey with a valuation, an Energy Performance Certificate and a Property Questionnaire completed by the seller. Because it is commissioned by the seller, buyers sometimes still commission their own advice, particularly on older or unusual properties.
At a glance
- Who provides it
- The seller, before the property is marketed, subject to the statutory exemptions.
- What is inside
- Single Survey with valuation, Energy Report or EPC, and the seller's Property Questionnaire.
- Where it applies
- Scotland only. England, Wales and Northern Ireland have no equivalent requirement.
- What it is not
- It is not a Level 3 building survey and it is not a structural engineer's report.
Why Scotland does it differently
In England and Wales, the buyer commissions any survey after an offer is accepted. In Scotland, the condition and valuation information is produced up front by the seller and made available to interested buyers.
That changes the rhythm of a purchase. Offers in Scotland are commonly made with the condition information already in hand, and the missives process differs from exchange and completion elsewhere in the UK.
The Single Survey
The Single Survey reports the condition of the property against a defined category system and includes a valuation and an accessibility audit for people with particular needs.
It is a broad condition report rather than an in-depth investigation. Where it flags a matter for urgent attention or further investigation, that recommendation is the point at which a buyer usually commissions specific advice.
When a buyer should commission their own report
There are recognisable situations where the Home Report alone leaves a buyer under-informed: an older or traditionally built property, obvious alteration or extension, visible dampness or movement, a property that has stood empty, or plans for significant work after purchase.
A buyer can also ask questions the Home Report was never scoped to answer — the condition of a roof that cannot be seen from ground level, the state of the drainage, or the extent of a damp problem.
Terminology that does not travel
Several things commonly stated about buying in England and Wales simply do not apply in Scotland. The Party Wall etc. Act 1996 applies in England and Wales only. Leasehold enfranchisement rights for flats are an England and Wales framework.
Where a property is in Scotland, take advice from a Scottish solicitor and a surveyor familiar with Scottish practice, and treat any England-centred guidance with caution.
Who this is for
A good fit if
- Buyers considering a property in Scotland
- Sellers preparing to market a Scottish property
- Owners of property in more than one UK jurisdiction
- Anyone told that an English survey process applies north of the border
Not the right choice if
- Properties in England, Wales or Northern Ireland, where no Home Report requirement exists
- Legal conveyancing questions, which are for a Scottish solicitor
- Structural design questions, which need a structural engineer
Buyer instructions that sit alongside a Home Report
KJ Surveyors operates across the North West of England. Where a property is in Scotland we will say so plainly and help you scope the right local instruction.
Understanding the comparison
Buying in Scotland: a sensible order
The Home Report is the starting point, not the finish line.
1.Read all three parts, including the Property Questionnaire
The questionnaire often discloses alterations, disputes and services information the survey cannot.
2.Note every 'category 3' or further-investigation item
Those are the items that should shape your offer or your next instruction.
3.Commission specific advice where the property warrants it
Older, altered, empty or visibly defective property usually justifies more than the Single Survey.
Defect investigations4.Take Scottish legal advice before offering
The missives process and the point at which you are committed differ from England and Wales.
Jurisdiction notes
The Home Report requirement applies to residential property marketed for sale in Scotland, subject to exemptions set out by the Scottish Government.
The Party Wall etc. Act 1996 does not apply in Scotland or Northern Ireland; neighbour and boundary matters there are dealt with under different law.
Energy performance requirements, building standards and planning are devolved. Scottish building standards are not the same as the Building Regulations in England.
When to bring in a specialist
- Conveyancing, missives and offer strategy — a Scottish solicitor
- Building standards and warrant questions — the relevant Scottish local authority
- Listed buildings and scheduled monuments in Scotland — Historic Environment Scotland
- Flood risk in Scotland — the Scottish Environment Protection Agency (SEPA)
Common questions
Limitations and sources
- This page is general information about the Scottish process. It is not legal advice and it is not a substitute for a report on a specific property.
- A Home Report is commissioned by the seller. A buyer relying on it should check the terms on which reliance is offered.
- KJ Surveyors provides survey services across the North West of England; we do not claim coverage in Scotland.
Source: Scottish Government · checked August 2026
Source: RICS · checked August 2026
Last reviewed 31 August 2026.
Where to go next
- how the RICS survey levels compare — The framework used for property in England and Wales.
- party wall procedure in England and Wales — A clear example of a process that does not extend to Scotland.
- plain-English guidance for buyers — Practical steps for anyone in the middle of a purchase.
Not sure which rules apply to you?
Tell KJ where the property is and what stage you are at. KJ will be straightforward about what applies in your jurisdiction and where we can help.
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