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Buyer's Guide
A plain-English comparison of the three property reports you'll see in Scotland — a snagging inspection, a RICS Home Survey, and the seller's Home Report — so you know exactly which one you actually need.
In short
New build? Book a snagging inspection pre-completion or shortly after the day you receive the keys. The builder's warranty does not cover snagging-level defects, and the developer is responsible for rectifying anything you log during the initial defect period.
Existing property? Read the Home Report the seller provides. If you want a deeper view of condition before you offer or complete, commission a RICS Home Survey (Level 2 or 3) from a chartered surveyor.
Recently renovated? A snagging inspection can still pay for itself — workmanship defects in the renovation are usually the contractor's responsibility for a limited period.
Workmanship inspection
Independent inspection of a new build or recently completed home for workmanship and finishing defects, against NHBC 2026 and the Scottish Building Standards.
Condition survey
A condition survey carried out by a RICS-chartered surveyor on an existing property, used to inform your purchase decision.
Seller's legal pack
The legal pack the seller of an existing Scottish property must provide to put it on the market — Single Survey, Energy Report, Property Questionnaire.
| Snagging inspection | RICS Home Survey | Home Report (Scotland) | |
|---|---|---|---|
| Best for | New build or recently completed home | Existing home you're considering buying | Existing home being marketed for sale |
| Who pays | Buyer or homeowner | Buyer | Seller (legal requirement) |
| Carried out by | Independent inspector (BSc-qualified Civil Engineer at SHI) | RICS-chartered surveyor | RICS-chartered surveyor |
| Focus | Workmanship, finishes, defects vs standards | Structural condition, building elements, services | Condition rating 1–3, energy rating, sale-stage information |
| Standards referenced | NHBC Standards 2026, Scottish Building Standards, BS 7671 | RICS Home Survey Standard | RICS Home Report Single Survey form |
| Typical cost | £219 – £399 (SHI fixed pricing) | £400 – £900 | Paid by seller |
| Report turnaround | Within 24-48 hours | 3 – 10 working days | Available at point of marketing |
| What you do with it | Issue to your builder so defects are fixed during the initial defect period | Inform your offer, negotiate, decide whether to proceed | Read before offering; used by your solicitor and mortgage lender |
Book in advance so the inspection can take place pre-completion (where the builder allows it) or on the day you take legal possession. Many builders request a snagging list within 7 days of handover, so the earlier the inspection the more leverage you have. A snagging inspection can still be carried out at any time within the first two years after completion while the builder remains responsible for defects.
Book after your offer has been accepted and before you are legally bound. The findings give you leverage to renegotiate or to withdraw if a serious defect is uncovered. Level 2 is the standard middle-market product; Level 3 is reserved for older or unusual properties.
You read the Home Report before offering — your solicitor and (if applicable) mortgage lender will need it as part of the conveyancing process. You don't book it; the seller commissions it.
A Scottish Home Inspections snagging inspection is fixed-price and transparent — from £219 for the smallest properties up to £399 for larger family homes, with travel calculated separately based on your postcode. Our pricing calculator gives you an exact total in seconds.
A RICS Home Survey from a chartered surveyor in Scotland typically costs £400 to £900, depending on the level (1, 2 or 3) and the value of the property.
A Home Report is paid for by the seller — it's a legal requirement to market the property. As a buyer you should never be asked to pay for a Home Report on a property you're considering.
Every finding in an SHI report is cross-referenced to the standard it sits against — the same standards the developer is contractually obliged to meet:
Standards-referenced findings are harder for a builder to dispute — and they're a key differentiator vs generalist snagging companies that simply tick off a checklist. See the common defects guide for real examples drawn from an SHI report.
No. A snagging inspection looks for workmanship defects in a new-build or recently completed home — render and roof, internal finishes, joinery, tiling, services and externals. A RICS Home Survey assesses the structural condition of an older property to support a purchase decision. The Home Report is the legal pack a Scottish seller must provide to market a property and includes a Single Survey, an Energy Report and a Property Questionnaire.
Yes if it's a new build. A Home Report covers the seller's-stage view of an existing property and is not a defects inspection. A new-build home is sold by the developer outside the Home Report regime, and a snagging inspection catches the workmanship defects the developer is responsible for rectifying during the initial defect period.
Generally no. NHBC warranties (and similar new-build warranties from BLP, LABC and Premier Guarantee) are designed to cover major structural defects — usually only after the first 2 years and within strict criteria. Workmanship snags like paintwork, joinery, tiling, ironmongery and ventilation are the developer's responsibility during the initial defect period, not the warranty provider's.
If it's a brand-new flat from a developer, a snagging inspection. If it's an older flat being resold, the Home Report comes with the listing and a RICS Home Survey is the right addition. See our Edinburgh snagging inspection page for fixed pricing.
Same answer: book a snagging inspection. We cover all of Scotland and have city-specific pages for Glasgow, Aberdeen, Dundee and Stirling.
Independent. Civil-engineer led. Standards-referenced findings against NHBC 2026 and Scottish Building Standards. Detailed photo report within 24-48 hours. Fixed pricing from £219.
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