What a Home Report does not tell you: an Edinburgh flat buyer’s checklist
How to read the survey, questionnaire and energy report without treating them as a repair quote or a title-deed check.
Start with the Home Report, but turn anything unclear into a question. The mygov.scot: Home Report explains its three parts: a single survey and valuation, a property questionnaire and an energy report. Each answers a different kind of question. For an Edinburgh flat, we suggest reading it alongside the shared-repair paperwork and your solicitor’s title checks.
1. A visual survey is not an answer to every condition question
mygov.scot describes the single survey as based on a visual inspection by a chartered surveyor. It covers condition, accessibility, repairs and an opinion of value. Read the actual report’s inspection notes and limitations, not just its valuation or headline repair ratings.
Our suggested questions for the surveyor are: what could not be inspected, which concerns need further investigation, and what should be checked before I commit? If the roof or shared areas are mentioned, ask which observations relate to the flat and which relate to the wider building. Do not fill a gap in the report with an assumption that all is well.
2. A repair warning is not a contractor’s price
The official guidance says to consider whether you can cope with the cost and inconvenience of urgent repairs or those needing future attention, and to get estimates before proceeding. Use that as your next step rather than treating the valuation as your repair budget.
For shared work, ask for the scope, estimates and any decisions already made. Then ask your solicitor to explain your share. As mygov.scot: responsibility for tenement repairs explains, title deeds should set out maintenance responsibilities, decisions, cost splits and payment. Our roof and common repairs guide gives you a separate enquiry list.
3. Read the seller’s questionnaire as well as the survey
The official Home Report guide says the questionnaire covers matters including past damage, alterations, specialist works or guarantees and notices. Our suggestion: highlight each relevant answer and ask for the supporting paperwork. If alterations matter to your plans, ask your solicitor what further consent checks are needed rather than treating a short answer as the end of the enquiry.
4. An energy estimate is not your personal bill
The energy report includes an Energy Performance Certificate. mygov.scot says it gives energy-efficiency information and a rough average cost for heating, lighting and hot water. Use it for orientation, not as a promise of what your household will spend. Note any recommended improvements and ask what is practical for this particular flat.
A useful way to organise the viewing
Try keeping three lists: “surveyor”, “seller” and “solicitor”. Put condition questions in the first, requests for records in the second and responsibilities or title questions in the third. For example, start with our Dean Terrace street dashboard for heritage context, then check the exact flat separately. A street result does not inspect the building.
Put the answers in one place
Use the flat buyer’s checklist to prepare your questions, and save streets in your buyer pack. The LBTT calculator helps with purchase-tax planning; the shared repairs calculator illustrates supported repair-cost splits. Neither replaces advice about your own flat.
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
How long does a Home Report last? · Title deeds for flat buyers · Factor fees and repair funds · Browse postcode areas · Search a street
Official sources
Checked 7 November 2026. mygov.scot: Home Report · mygov.scot: responsibility for tenement repairs. Our questions and checklists are practical suggestions, not legal or surveying advice.