The 12-week rule is tied to when a home is put on the market; it is not a blanket instruction to renew the report every 12 weeks. Regulation 6 of the prescribed-documents regulations says the date to which the information relates must be no earlier than the start of the 12 weeks before the market date.
What if the property stays on the market?
Regulation 6 is framed around the market date. It does not set out an automatic rolling 12-week renewal while the home remains marketed. That does not mean the information can be treated as a current account of the building forever: check the inspection date and ask what has changed since then.
What if it was taken off the market?
The same regulation allows a home that has not sold to be withdrawn for periods not exceeding four weeks at a time and put back on the market using the original market-date rule. If the withdrawal was longer, do not assume that exception applies. Ask the seller’s agent and your solicitor to check the marketing history and the documents.
Why an older report still needs care
mygov.scot explains that the single survey is based on a visual inspection by a chartered surveyor. It reports condition, accessibility and repairs, and gives a valuation opinion. The property questionnaire covers matters including alterations, guarantees and notices. Read those sections with their dates in mind, and ask your lender, solicitor and surveyor whether they require anything updated. We do not apply a made-up universal lender deadline.
Questions to ask before an offer
- When was the inspection, and when was the flat first marketed?
- Has it been withdrawn, and for how long each time?
- Have leaks, damage, repairs, alterations or owner repair decisions arisen since the report?
- Are estimates available for repairs marked urgent or needing future attention?
- Do the professionals handling your purchase need an updated inspection or valuation?
mygov.scot says to obtain repair estimates before proceeding if you think you can cope with the works. The age of a report and the cost of repairs are different questions.
Keep the heritage check alongside it
A Home Report is not the same as our conservation and listing lookup. For an example, inspect Marchmont Road and its conservation area, but do not read those results as a survey of the flat. Our offers and missives guide covers the next step with your solicitor.
Questions buyers ask
Does a Scottish Home Report expire automatically after 12 weeks?
Regulation 6 sets a rule about the age of information before the home is put on the market. It does not set a blanket rolling 12-week renewal requirement while the home remains marketed.
Can the home be taken off the market and relisted?
Regulation 6 preserves the original market-date rule where an unsold home is withdrawn for periods not exceeding four weeks at a time and then marketed again.
Is an older Home Report enough for my mortgage?
Do not assume that. Ask your lender, solicitor and surveyor what updated information they require for your particular purchase.
General information from open data, not legal advice. Confirm the details with the council, Historic Environment Scotland or your solicitor.
Not legal advice. This is a plain-English summary of official sources to help you know what to ask. Every property is different, so check the details with your solicitor, surveyor or the council before you rely on it.
Related
The pre-offer checklist · Offers and missives · EH9 postcode area · Browse postcode areas · Search a street
Compare two streets · The Edinburgh flat buyer’s checklist · Data sources and limitations
Official sources
Checked 6 November 2026. Home Report regulations, regulation 6 · mygov.scot Home Report guidance. Summaries are our wording; check the original guidance for your property.