A Home Report typically costs between £600 and £900 in the UK, with prices varying based on property value, size, location, and condition. If you’re selling a property in Scotland, understanding these costs is essential as Home Reports are a legal requirement. This comprehensive guide breaks down everything you need to know about home report pricing, what’s included, and how to get the best value.
What Is a Home Report and Why Do You Need One?
A standard Home Report contains three key documents that provide comprehensive property information
A Home Report is a legal requirement when selling residential property in Scotland. Unlike in other parts of the UK, Scottish sellers must provide this comprehensive document pack to potential buyers before they can market their property. The report gives buyers detailed information about the property’s condition, energy efficiency, and value before they make an offer.
Home Reports were introduced to improve transparency in property transactions, reduce the risk of unexpected issues after purchase, and create a fairer buying and selling process. For sellers, understanding the home report cost is an essential part of budgeting for your property sale.
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What’s Included in a Home Report?
Before discussing costs, it’s important to understand what you’re paying for. A Home Report consists of three essential components:
Single Survey
A detailed assessment of the property’s condition conducted by a RICS-registered surveyor. This includes:
- Interior and exterior inspection
- Assessment of the property’s condition
- Identification of any defects
- Recommendations for repairs
- Market valuation of the property
The survey uses a color-coded system to help buyers quickly understand the condition:
- Green: No repairs needed
- Amber: Some issues present, but repairs not urgent
- Red: Urgent repairs required due to serious defects
Energy Report
This includes an Energy Performance Certificate (EPC) that:
- Rates the property’s energy efficiency from A (most efficient) to G (least efficient)
- Provides recommendations for improving energy efficiency
- May affect mortgage eligibility if the rating is poor
Property Questionnaire
Completed by the seller, this document provides additional information about:
- Previous alterations or extensions
- Current Council Tax band
- Parking arrangements
- Flood history or local authority notices
- Shared maintenance costs (if applicable)
Average Home Report Cost in 2025
The cost of a Home Report in the UK varies significantly based on several factors. For a property valued at the Scottish average of £197,000, you can expect to pay between £500 and £550 (excluding VAT). Here’s a breakdown of typical costs:
Professional surveyors assess various aspects of your property to create a comprehensive home report
Cost Comparison: Home Report Prices by Property Value
| Property Value | Average Home Report Cost (excl. VAT) | Average Home Report Cost (incl. VAT) |
| Up to £100,000 | £250 – £350 | £300 – £420 |
| £100,001 – £200,000 | £300 – £450 | £360 – £540 |
| £200,001 – £300,000 | £350 – £500 | £420 – £600 |
| £300,001 – £500,000 | £450 – £600 | £540 – £720 |
| £500,001 – £750,000 | £550 – £750 | £660 – £900 |
| £750,001 – £1,000,000 | £650 – £900 | £780 – £1,080 |
Important: Always check whether quotes include VAT. Many surveyors provide initial quotes excluding VAT, which adds 20% to the final cost.
Regional Price Differences for Home Reports
Home report costs can vary significantly depending on your location within the UK. While Home Reports are primarily a Scottish requirement, similar surveys are conducted throughout the UK with varying price points:
Home report costs vary across different regions of the UK, with Scottish requirements being the most standardized
Scotland
Home Reports are legally required for most property sales and typically cost £500-£750 depending on property value and location. Rural properties often incur higher costs due to surveyor travel expenses.
England & Wales
While not called “Home Reports,” similar surveys (RICS Home Survey Level 2 or 3) typically cost £600-£1,500. In London and the Southeast, expect to pay 10-15% more than the national average.
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Factors That Affect Home Report Costs
Several key factors influence how much you’ll pay for a Home Report:
Multiple factors contribute to the final cost of your home report
Property Value
Higher-value properties generally cost more to assess, as the surveyor takes on greater liability with their valuation.
Property Size
Larger homes require more time to inspect thoroughly, which increases the overall cost of the report.
Property Age
Older properties often need more detailed inspection due to potential historical issues and non-standard construction methods.
Property Condition
Properties in poor condition may require more detailed assessment, potentially increasing the cost.
Location
Remote locations or areas with higher living costs may result in higher fees due to travel expenses or local market rates.
Surveyor Experience
More experienced or in-demand surveyors may charge premium rates for their expertise and reputation.
“As a rule of thumb, the older, larger, more valuable and further afield your property is, the more you can expect to pay for a home report.”
Additional Costs to Consider
When budgeting for your Home Report, be aware of these potential additional costs:
Be prepared for potential additional costs beyond the basic home report fee
Updating an Outdated Report
Although a Home Report doesn’t technically expire, if it’s more than 12 weeks old when an offer is made, the buyer’s lender may request an update. This typically costs around £150. For this reason, it’s best to commission the Home Report when the property is ready to go on the market.
VAT
Many surveyors quote prices excluding VAT, which adds 20% to the final cost. Always check whether VAT is included in the quoted price.
Penalties for Non-Compliance
Failing to provide a Home Report when selling a property in Scotland can result in a penalty of up to £500. This makes it essential to budget for a proper Home Report rather than trying to avoid the cost.
Warning: Failing to provide a Home Report when selling a property in Scotland is not only illegal but can also result in a penalty of up to £500.
How to Save Money on Your Home Report
While a Home Report is a necessary expense when selling property in Scotland, there are several ways to ensure you get the best value:
Strategic planning can help reduce your overall home report expenses
Compare Multiple Quotes
Don’t go with the first surveyor you find. Get quotes from at least three different RICS-regulated surveyors to compare prices and services. Online comparison tools can make this process quick and easy.
Bundle Services
If you need additional services like an EPC or floor plans for marketing purposes, ask if the surveyor offers package deals that could save you money overall.
Time It Right
Commission your Home Report when your property is ready to market. Reports that are more than 12 weeks old may need updating at additional cost if a buyer’s lender requests it.
Prepare Your Property
Ensure your property is accessible and tidy before the surveyor visits. This can make their job easier and potentially reduce the time needed for inspection.
Negotiate Fees
Some surveyors may be willing to negotiate their fees, especially during quieter periods or if you’re also using other services they offer.
Check for Exemptions
Certain properties are exempt from requiring a Home Report, such as new builds being marketed for the first time. Check if your property qualifies for an exemption.
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Who Pays for the Home Report?
In Scotland, the seller is responsible for arranging and paying for the Home Report before marketing their property. This differs from other parts of the UK where buyers typically arrange their own surveys after making an offer.
In Scotland, sellers must provide a Home Report to potential buyers before they make an offer
Payment for the Home Report is typically arranged when booking the survey, often by providing credit or debit card details over the phone. Some surveyors may not collect payment until after the inspection or before issuing the final report.
Key Point: All mandatory fees must be paid before the final Home Report is released for use in marketing your property.
Choosing the Right Surveyor for Your Home Report
Selecting a qualified and reputable surveyor is crucial for ensuring your Home Report is accurate and comprehensive:
Always choose a RICS-regulated surveyor with good local knowledge for your home report
Essential Qualifications
- Look for surveyors accredited by the Royal Institution of Chartered Surveyors (RICS)
- Check for local knowledge and experience in your property type
- Verify they have professional indemnity insurance
- Read reviews or ask for references from previous clients
Questions to Ask Before Hiring
- How long have you been conducting Home Reports in this area?
- What is your typical turnaround time from inspection to final report?
- Does your quote include VAT and all potential fees?
- Will you be available to discuss the findings after the report is complete?
- How many similar properties have you surveyed recently?
“When selecting surveyors for a home report, a knowledge of the area in question and an office nearby are essential criteria.”
Frequently Asked Questions About Home Report Costs
Many homeowners have common questions about home report requirements and costs
Is a Home Report mandatory?
Yes, Home Reports are legally required when selling most residential properties in Scotland. There are some exemptions, such as new builds being marketed for the first time and properties that will be demolished. In England and Wales, similar surveys are optional but recommended.
How long is a Home Report valid?
A Home Report doesn’t have an official expiration date, but mortgage lenders typically consider them valid for about 12 weeks. If your property hasn’t sold within this timeframe, you may need to pay for an update (around £150) if a buyer’s lender requests it.
Can I negotiate the cost of a Home Report?
Yes, some surveyors may be willing to negotiate their fees, especially during quieter periods or if you’re using multiple services they offer. Always get quotes from several surveyors to have a basis for negotiation.
Do new build properties need a Home Report?
No, new build properties being marketed for the first time are exempt from requiring a Home Report in Scotland. However, if you’re reselling a relatively new property, you will need to provide a Home Report.
What happens if I don’t provide a Home Report?
Failing to provide a Home Report when selling a property in Scotland can result in a penalty of up to £500. Additionally, you won’t be able to legally market your property without one.
Can I use my own EPC instead of getting a full Home Report?
No, an EPC is just one component of a Home Report. You must provide the complete Home Report, which includes the Single Survey, Energy Report (containing the EPC), and Property Questionnaire.
Final Thoughts on Home Report Costs
A Home Report is an essential investment when selling property in Scotland, typically costing between £600 and £900 depending on your property’s value, size, condition, and location. While it represents an upfront expense, a comprehensive and accurate Home Report can facilitate a smoother selling process and potentially lead to faster sales at better prices.
By understanding what factors influence the cost, comparing quotes from multiple surveyors, and timing your report appropriately, you can ensure you get the best value while meeting your legal obligations as a seller.
A quality home report can help facilitate a smooth and successful property sale
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