A surveyor looks at the structure, roof, walls, windows, damp, timber, services and drainage of a property, and records any defects along with how urgently they need attention. In Scotland, most buyers first see this information in the Home Report, which the seller must provide before the property is marketed. Depending on the property, you may also want a more detailed survey or a specialist report before you commit.
This guide explains what surveyors check, how the condition categories work, which surveys you need when buying or selling in Scotland, and when it is worth paying for more.
What does a surveyor look at?
A residential surveyor works through the property from the outside in, looking at each part of the building and recording its condition. The main areas are:
- Structure: the main walls, floors and ceilings, and signs of structural movement such as cracking, bulging walls or doors that no longer fit their frames.
- Roof: the roof covering, chimney stacks, rainwater gutters and downpipes, and the roof space where it is safely accessible.
- Damp: rising or penetrating damp and condensation, often checked with a moisture meter on walls and floors.
- Timber: signs of wet rot, dry rot and woodworm in floors, roof timbers and joinery.
- Windows and doors: the condition of frames, glazing and external joinery.
- Services: the electrics, gas, water, plumbing and heating, which are inspected visually rather than tested.
- Drainage: visible drainage, gullies and inspection chambers where they can be safely lifted.
- Grounds and outbuildings: garages, boundaries and anything nearby that may affect the building, such as large trees.
Most surveys are visual. The surveyor will not move heavy furniture, open up floors or walls, or test the wiring and boiler. Anything hidden from view may be noted as a risk, with a recommendation for further investigation.
What do condition categories 1, 2 and 3 mean?
The Single Survey in a Scottish Home Report rates each part of the property using three categories.
| Category | Meaning | What to do |
|---|---|---|
| 1 | No immediate action or repair is needed | Normal maintenance only |
| 2 | Repairs or replacement requiring future attention | Estimates are still advised before you buy |
| 3 | Urgent repairs or replacement are needed now | Get estimates now, as leaving it may damage other parts of the property or cause a safety hazard |
Category 2 and 3 items are the ones to focus on. They can affect the value, your repair budget and, in some cases, whether a lender will offer a mortgage without conditions.
What surveys do you need when selling in Scotland?
If you are selling most homes in Scotland, you must provide a Home Report. It has three parts:
- The Single Survey: a surveyor's assessment of the condition of the property, its accessibility and its market value.
- The Energy Report: which includes the Energy Performance Certificate.
- The Property Questionnaire: completed by you, covering matters such as council tax band, parking, factoring and past alterations.
The seller commissions and pays for the Home Report, and it must be prepared by a surveyor registered with the Royal Institution of Chartered Surveyors (RICS). A Scottish Parliament research briefing on the Home Report system confirms that the information must be no more than 12 weeks old when the property goes on the market.
Some properties do not need a Home Report, such as new homes sold to their first occupier and seasonal holiday homes. The mygov.scot Home Report guide lists the exceptions. Sellers should also be open about known problems. Our guide on whether you have to declare damp when selling explains why.
What surveys do you need when buying in Scotland?
As a buyer, you receive the seller's Home Report free of charge before you offer. Unlike in England, you are not expected to commission a survey on every property you bid on.
The surveyor who prepares the Single Survey owes a duty of care to the buyer as well as the seller. That gives you some protection if the report was prepared carelessly and you suffer a loss as a result.
The Mortgage Valuation Report
The Single Survey includes a generic Mortgage Valuation Report. If you need a mortgage, your lender will normally ask the surveying firm for a transcript of that valuation onto the lender's own form, or instruct its own valuation.
Lenders set their own rules. Some will only accept a transcript if the Home Report is recent (one major lender currently specifies within 90 days) and the firm is on its approved panel. Otherwise, a fresh valuation is needed.
A mortgage valuation is for the lender's benefit. It confirms the property is suitable security for the loan, but it is not a detailed check on condition.
Should you commission your own survey?
The Single Survey is not a structural survey. It is a visual inspection designed to give a fair overview, so it has limits. You may want your own, more detailed survey if:
- the property is old, listed or built with unusual materials, such as timber frame;
- it has been heavily altered or extended;
- you plan major works, such as removing walls or converting the loft;
- the Home Report flags category 3 items or recommends further investigation;
- the Home Report is several months old, and you want an up-to-date view of condition.
The RICS Home Survey Standard does not apply to the Home Report itself, but it does apply to the other residential surveys RICS surveyors offer in Scotland. The most detailed is the RICS Home Survey Level 3, previously known as a building survey.
A Level 3 survey describes how the property is built, explains visible defects and the risks of hidden ones, and sets out repair options and the consequences of not repairing. It is the right choice for larger, older or run-down properties. Ask a surveyor which products they offer, as not every firm offers every level.
Which specialist reports might you need?
Sometimes a surveyor recommends a specialist. These reports focus on one issue in depth.
- Timber and damp report: a specialist investigates the cause and extent of rot, woodworm or damp, and quotes for treatment. Ask whether any existing treatment comes with a guarantee that can transfer to you.
- Structural engineer's report: for significant cracking, movement, subsidence or alterations to load-bearing walls.
- Drainage survey: usually a CCTV camera inspection of the drains, useful for older properties, private drainage or signs of blockages.
- Electrical inspection: an Electrical Installation Condition Report from a registered electrician. Electrical Safety First recommends checks at least every 10 years in an owner-occupied home.
- Mining report: in former coal mining areas, a mining report from the Mining Remediation Authority (formerly the Coal Authority) shows past mining activity near the property.
The Scottish Standard Clauses also require the seller to provide a coal mining report where one is recommended.
When should you arrange a survey?
In Scotland, the best time is before your offer is accepted, because a concluded contract is binding. If you need more time, your solicitor can make the offer conditional on a satisfactory survey, although in a competitive market a seller may prefer an unconditional offer.
If a report reveals a problem, you can renegotiate the price, ask the seller to carry out repairs or decide not to proceed, as long as missives have not been concluded.
How much does a survey cost?
Costs depend on the size, age and value of the property and on the type of report. RICS says a Level 3 survey sits at the higher end of the range, with some bespoke services costing over £1,000. Specialist reports are priced separately, so ask for a written quote before you instruct anyone.
For buyers, the Home Report means you are not paying for a survey on every property you view. That makes it easier to justify a more detailed survey on the one property you are serious about.
Getting advice before you offer
Your solicitor will read the Home Report alongside the title deeds and searches, and will raise any survey points before missives are concluded. Our purchase conveyancing service covers this as standard, and our conveyancing quote calculator gives you a fixed price in minutes. If you are selling, our guide to selling a house in Scotland explains when to commission your Home Report.
Kirsty Docherty, Head of Residential Conveyancing
Kirsty leads our residential conveyancing team and has over a decade of experience in residential property law in Scotland. Last updated 2 November 2026. This guide is general information about Scots law, not legal advice for your situation.
