In Scotland the seller commissions a Home Report before the property goes on the market, and every prospective buyer receives it. That reverses the English arrangement, where each buyer commissions their own survey after an offer. Knowing which system you are in changes what you should commission and when.
What the Home Report contains
A single survey with a valuation, an energy report and a property questionnaire completed by the seller. The single survey is prepared by a chartered surveyor and carries condition ratings for the main elements.
Who it is addressed to
The seller commissions it, and it is provided to prospective buyers. A buyer relying on it should check the transfer or readdressing arrangements, because reliance is not automatic in every case. Ask the selling agent for the surveyor's terms on transfer before assuming you can rely on it in a dispute.
When a buyer commissions more
Where the single survey flags something, or where the property is old, altered or unusual, a buyer can commission their own more detailed report. That is a normal step rather than a sign of distrust. The cost is modest against the purchase and it buys advice written for you rather than for the seller.
How it compares with the English levels
The single survey sits closest to a level 2 home survey with a valuation attached. It is not equivalent to a level 3 building survey, and buyers of period property in Scotland frequently commission one anyway.
Questions people ask about home report surveyors
Do I need my own survey in Scotland?
Not necessarily, because the Home Report comes with the property. Buyers of older or altered property often commission a fuller report as well.
Who pays for the Home Report?
The seller, before marketing. That is the main structural difference from the English and Welsh system.
Is a Home Report valid indefinitely?
Lenders and buyers generally expect a recent report, and a property that has been on the market a long time may need it refreshing. Ask the selling agent for the date.