Summary
A Home Report typically costs between £350 and £700 for a property priced at the Scottish average of £197,000. This is less than what house survey costs in England and Wales. The property's location, size, age, condition, and value will all impact the total cost, so it’s worth comparing surveyor quotes to get the best price.
You can't legally market a residential property in Scotland without a Home Report. Therefore, you must factor this cost into your budget at the beginning of the process.
The report serves to give potential buyers confidence in the property's condition and overall value, which is why it's worth investing in a RICS-regulated surveyor. A professional and thorough report can help justify your asking price and even speed up the sales process.
Prices are based on our cost data, received directly from user feedback.
Home Report Cost by Property Price
Scottish sellers are most likely to spend between £360-£660 on their Home Report costs, including VAT. This is based on the average house price in Scotland, which is currently £197,000.
Here are the average Home Report costs by property price based on our data:
| Property Price | Home Report Cost Excl. VAT | Home Report Cost Incl. VAT |
|---|---|---|
| Up to £100,000 | £200-£450 | £240-£540 |
| £100,001-£200,000 | £300-£550 | £360-£660 |
| £200,001-£300,000 | £450-£600 | £540-£720 |
| £300,001-£400,000 | £600-£750 | £720-£900 |
| £400,001-£500,000 | £700-£900 | £840-£1,080 |
| £500,001+ | £900-£1,000 | £1,080-£1,200 |
Quotes are often given excluding VAT, so make sure you request a full cost breakdown from your surveyor to prevent any larger bill than expected. Use our House Survey Cost Calculator for an estimate of what you may pay.
Learn more: What is the Cost of Selling a House in Scotland?
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Additional Home Report Costs
A Home Report is a one-off cost and should not include any hidden fees or follow-up payments after it's been completed. However, you will need to pay an additional fee for the following scenarios:
Updating an Outdated Report
A Home Report doesn’t technically expire. However, if it’s more than 12 weeks old when an offer is made, the buyer’s lender may request an update to confirm whether the property's condition and value have changed.
This costs around £150, so it’s best to only commission the Home Report when the property is ready to be placed on the market.
Penalties for Not Providing a Home Report
Failing to provide a Home Report when selling a property will result in a fine of up to £500.
Factors That Affect Home Report Costs
Several factors influence how much you will pay for a Home Report:
- Property value: High-value homes usually cost more to assess
- Property size: Larger homes take longer to inspect and report on
- Location: Fees are often higher in cities or remote areas, which increases travel costs
- Surveyor experience: Established surveyors with strong reputations may charge more
- Property type: Unusual, complex, or older properties need extra care
- Inspection time: Longer inspections mean higher fees
Who is Responsible for Paying for a Home Report?
In Scotland, the seller is legally required to pay for the Home Report before marketing the property.
A RICS-regulated surveyor must carry out the assessment, and buyers are entitled to request a copy from the estate agent within nine days.
What's Included in a Home Report?
The report consists of three parts: a Single Survey, an Energy Report, and a Property Questionnaire.
1. Single Survey
A RICS-registered surveyor inspects the property’s interior and exterior, assesses its condition, highlights any defects, and recommends any necessary repairs. The survey may highlight structural issues, but it is non-invasive, meaning specialist inspections may be required.
This is broadly equivalent to a RICS Level 2 Home Survey in the rest of the UK, which is the standard choice. However the cost of a Home Report in Scotland is less than the cost of a RICS Level 2 survey and much less than the cost of a RICS Level 3 survey.
The results of the Home Report are set out in a detailed report, with each element given a Condition Rating:
- Category 1 (green): No repairs are needed
- Category 2 (amber): Some issues are present, but repairs are not urgent
- Category 3 (red): Urgent repairs are required due to serious defects
- NI (Not Inspected): The surveyor was unable to inspect this element
The Single Survey also includes a market valuation, which includes an estimate of how much the property is worth.
2. Energy Report (EPC)
An accredited assessor checks a home’s energy efficiency with a rating from A (most efficient) to G (least efficient). This is recorded in the Energy Performance Certificate (EPC), along with practical suggestions for improving the rating.
In Scotland, there is currently no legal minimum EPC rating for renting out a property. The Government is looking at introducing Private Rented Sector (PRS) standards from 2028, but these rules are not in place yet.
Some mortgage lenders offer green incentives, such as cashback or lower interest rates, for homes with higher EPC ratings (usually A–C). Each lender sets its own rules, so it’s worth checking with them to see if you qualify.
3. Property Questionnaire
Completed by the seller, this aims to give the buyer more information about their future purchase. It includes questions about the property, such as:
- Previous alterations or extensions
- Current Council Tax band
- Parking arrangements (e.g. on-street, driveway, allocated space)
- Flood history or local authority notices
- Shared maintenance costs (if applicable)
The seller must be as accurate as possible and disclose all known information. Failure to do so can lead to legal and financial repercussions.
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How to Find a Home Report Surveyor
If you're looking to sell a property in Scotland, use Compare My Move to compare up to 5 regulated Scottish surveyors. Fill out our online Home Report comparison form and get connected today.
All our surveying partners have passed our verification process and are regulated by the Royal Institute of Chartered Surveyors (RICS).
How to Choose a Home Report Surveyor
When selling your home in Scotland, it's imperative to choose the best surveyor for your needs. Here are some things to consider before deciding on your chosen surveyor:
Compare Scottish Surveyors
You should always carry out research and compare surveyors, as this will help you to determine whether a surveyor can meet your specific needs and doesn't overcharge. It also allows you to check their availability and read reviews from customers who have used their services.
At Compare My Move, we can connect you with up to 5 Scottish surveyors, helping you to not only save time but also save money by receiving multiple quotes from our partners. This allows you to make an informed decision.
Check They Are Regulated
All trusted and reliable surveyors will be RICS-registered, so it's important to check this before making your final decision. This information should be clearly displayed on their website and will ensure their services are legal.
Ensure They Have Local Knowledge
Your surveyor should have a good knowledge of the area and the property market. This will help them to provide an accurate valuation for the property.
Ask your surveyor what areas they cover and their experiences with local properties to gauge how much local insight they have. Some firms have local offices, while others may offer online services across Scotland.
FAQs
How long does a Home Report take?
A Home Report typically takes a few hours to complete, but it can take around a week for the seller to receive a completed copy of it.
Can I use an old Home Report to sell my home?
Home Reports do not have a legal expiry date, but mortgage providers and buyers may request an updated Report after 3 months due to potential market changes.
Some elements within the Home Report have individual expiry dates, such as the Energy Performance Certificate (EPC), which is valid for 10 years.
Should I offer more than the Home Report valuation?
Yes, in theory, you can offer more than the Home Report valuation when buying a house in Scotland.
However, as the valuation provides the estimated value of the property, if you're purchasing a house with a mortgage, your lender may not agree to lend over the valuation amount. You would then need to cover the remaining costs with your own money.
