Most buyers look at the photos first and the Home Report second, if at all. That’s backwards. The Home Report is the single most useful document you’ll read before you offer on a property in Scotland — and most of what matters in it isn’t the headline valuation, it’s the caveat wording nobody reads properly. This is a page-by-page guide to what’s actually in it, what the condition ratings mean, and how to turn it into questions before you commit.
What’s actually in a Home Report
A Home Report normally contains three separate documents, provided together as one pack. The seller or their agent should normally provide it within nine days of a genuine request, subject to limited exceptions such as certain new-build sales.
Single Survey — an RICS surveyor’s visual inspection of condition, accessibility and value at the date of inspection. It flags matters for your solicitor and may include a generic mortgage valuation.
Property Questionnaire — the seller’s own answers on ownership, alterations, services, shared responsibilities, factor arrangements, insurance, guarantees and other practical issues.
Energy Report (EPC) — a standardised energy assessment showing current and potential ratings, modelled running costs and recommended improvements.
What it is not: a structural survey, an electrical test, a gas-safety certificate, a drain test, an asbestos survey, a title report, a factor statement, or a guarantee that every defect has been found. Treat it as the start of your evidence, not the end of it.
The wording that matters more than the score
A Single Survey is generally a visual inspection from accessible areas, without moving furniture, lifting floors or causing damage. Several standard phrases quietly shift risk onto you as the buyer:
“Visually inspected”
“No tests whatsoever were carried out”
“Assumed to be satisfactory”
“No access was gained”
“Within the limitations of our inspection”
None of these are red flags on their own — most surveys carry several. But each one is a place the surveyor is telling you, in careful language, that they didn’t actually check. “No visible evidence” means no evidence was seen during a limited inspection. It doesn’t mean the defect can’t exist. Ask why access was limited, and if the area matters — a roof void, a sub-floor, a chimney breast — get the right specialist rather than a generic quote.
Stewart’s view: most buyers look at the photos first. I’d look at the caveats first — they tell you more about what you’re actually buying than the glossy shots do.
Condition ratings: what 1, 2 and 3 actually mean
Every element the surveyor inspects gets scored 1, 2 or 3. Buyers tend to read the number and skip the note next to it, which is exactly backwards — the detail usually matters more than the score.
Rating 1 — no immediate action or repair needed. Still read the notes; it isn’t a green light to skip the detail entirely.
Rating 2 — repair or replacement will need attention in future. Estimates are worth getting wherever cost could matter, and the narrative can hide a serious issue behind an unremarkable number — more on that below.
Rating 3 — urgent or serious. Needs proper investigation before you offer; delay can mean further damage or a safety issue, and it can affect both lending and resale until it’s addressed.
Condition ratings are not repair quotations, life-expectancy guarantees, or lender approval. Two Rating 2 items with the same number can carry very different cost and risk — a tired kitchen and a damp note are both “2”.
Worked example: a “2” that’s more serious than it sounds
Non-traditional construction, cracked render allowing water penetration, or a mining-history note can all land as Rating 2 without ever reaching Rating 3 — because the surveyor is describing a condition, not ranking urgency against your mortgage options. A Condition Rating 2 does not mean “minor”. Read the narrative, not just the number, and ask: which lenders will accept this construction, has a similar local property sold with a normal mortgage, and would I still buy this if the future buyer pool turns out to be smaller than I assumed?
The Property Questionnaire: useful, but not verified
The Property Questionnaire is completed by or for the seller. It’s valuable because it asks practical questions a visual survey can’t answer — but the answers depend entirely on the seller’s own knowledge and records.
What the seller answers | What it doesn’t prove |
“No” to alterations, damp treatment, disputes | The seller isn’t aware of an issue — not that it has never existed |
“Don’t know” on a factor cost or repair share | Records may simply be missing |
“Yes” to buildings insurance in place | Says nothing about adequacy, exclusions or excesses for your circumstances |
Form completed some weeks before you view | The position may have changed — claims, notices, or factor decisions since |
The buyer’s real question isn’t “what does the form say” — it’s what you’d need to know if you became responsible for this property tomorrow. Use the questionnaire to start that investigation, not to end it. For flats specifically: confirm who the factor actually is, get a current statement rather than relying on the seller’s description, and ask what large bills are likely next before you assume “factor in place” means the building is well run.
EPC: what the coloured chart is actually telling you
The Energy Performance Certificate is part of the Energy Report. It’s a modelled assessment against standard assumptions, not a promise of your actual bill — it doesn’t test whether the boiler actually works, and it can assume hidden insulation based on a property’s age and type rather than confirming it’s there.
Read the current rating, the potential rating if all listed improvements are completed, the heating type and fuel, and the recommendations list — then ask whether those improvements are realistically within your control. In a flat, several of the standard EPC recommendations depend on the building, the factor, or other owners, not just you. Don’t assume every EPC suggestion is a simple DIY job.
Valuation, mortgageability and the cash gap
The surveyor’s valuation is their opinion of market value at the date of inspection, subject to stated assumptions. It is not an asking-price recommendation, a promise that a lender will lend, or a guarantee of what you’ll get if you sell. Separately, the report may also carry a short mortgage-comments section that can matter more commercially than the whole repair table — a property can be perfectly habitable and still fall outside a lender’s normal security policy because of its construction type, which narrows both your mortgage options now and your buyer pool later.
The practical point buyers miss most often: if you offer above the Home Report value, your lender will typically still base the mortgage on the Home Report figure, not your offer. The gap has to come from your own cash.
These are planning illustrations, not mortgage quotations or legal fee estimates — get your own figures from your broker and solicitor before you offer. But the shape holds generally: every pound above valuation is a pound of cash, not mortgage, and it stacks on top of LBTT, legal outlays, moving costs and a sensible reserve. Know your real maximum before a closing date creates pressure to guess.
Using the Home Report to make a stronger offer
Start with the surveyor’s valuation, the date of inspection, every Rating 2 and Rating 3 item, and any mortgageability concerns — then turn each one into a question: can you afford the urgent repairs, will a lender be comfortable, do you need a specialist report before offering, and should the offer itself reflect the risk rather than ignore it. Serious wording — damp, structural movement, timber decay, roof problems, non-traditional construction, unexplained alterations — needs checking properly. Cosmetic items — old decoration, a tired kitchen, worn carpets — are usually manageable if the price already reflects them.
Stewart’s view: a Rating 3 doesn’t automatically mean walk away. It means work out whether the problem is serious, whether it can be priced properly, and whether a lender or a future buyer is going to have the same concern you do.
This is general property guidance, not a structural survey, mortgage, legal or financial advice. Home Report content, condition ratings and EPC assumptions are specific to each property — always read your own report in full and take advice from your solicitor, broker and surveyor before offering.
Sources
The Home Report is one part of the process. Once an offer’s accepted, the legal mechanics — missives, ADS, LBTT and closing dates — are covered in Missives, Notes of Interest, Closing Dates and ADS: How a Scottish Property Sale Actually Works.
Want a second pair of eyes on a Home Report before you offer? Get The Property Edge, Stewart’s weekly read on what’s actually moving in the Scottish market.
By Stewart Thomson,
Stewart Thomson Property
