Last updated: 15 July 2026
Canny ("we", "us") operates canny.scot and provides written research reports on residential property listed for sale in Scotland. You can contact us through the forms at canny.scot.
For a fixed fee, we prepare a written report on a property you specify, based on the seller's Home Report, the public listing, publicly available sold-price data, public registers, and our own analysis. The report typically includes an indicative value range, a suggested opening offer and ceiling, an estimate of the cash implications of bid levels, indicative costings of survey findings, and matters we think you should raise before offering.
Standard turnaround is within 48 hours of us receiving both payment and the documents we need. An expedited 24-hour service is available for an additional fee where agreed in advance. Turnaround times are targets, not guarantees; if we cannot meet an agreed deadline we will tell you as soon as possible and refund you in full if the report no longer serves its purpose.
You confirm that you are entitled to share with us any documents you send (the Home Report is publicly available for listed properties), that the information you give us is accurate, and that you will treat the report as one input into your own decision-making rather than a substitute for professional advice.
Submitting the request form is not a contract; the contract forms when you pay. Payment is taken in advance via our payment provider. Because the report is a service personalised to your property and delivered quickly, you agree that we begin work immediately on payment and acknowledge that once the report has been delivered, the statutory 14-day cancellation right under the Consumer Contracts Regulations 2013 no longer applies to that completed service. If you cancel before we deliver, we will refund you in full unless substantially all of the work is already done.
If we review your property and conclude we cannot add meaningful value, we will say so and refund you in full. If we miss an agreed deadline and the report no longer serves its purpose, we will refund you in full. Nothing in these terms affects your statutory rights, including your rights under the Consumer Rights Act 2015 to a service performed with reasonable care and skill.
We prepare every report with reasonable care and skill, using sources we consider reliable, including public records that we do not control and cannot guarantee. Estimated repair costs are indicative ranges, not quotations.
To the fullest extent permitted by law, our total liability to you arising from or in connection with a report is limited to the fee you paid for it. We are not liable for the outcome of any bid, the performance of any property as an investment, or decisions you take. Nothing in these terms excludes or limits liability for death or personal injury caused by negligence, for fraud, or for anything else that cannot lawfully be excluded.
The report is for your personal use in connection with your purchase decision. Please don't republish or resell it. You're welcome to share it with your solicitor, lender, co-purchaser, or family.
These terms are governed by Scots law and the Scottish courts have jurisdiction. If any part of these terms is found unenforceable, the rest continues to apply. We may update these terms; the version on this page at the time you order is the one that applies to your order.
When you use our forms we collect your name, email address, the listing link, any closing date, and anything you write in the message fields. If you proceed to order, you send us the Home Report PDF for your property. Payment details are handled entirely by our payment provider (Stripe); we never see your card number.
We use your information to prepare and deliver your report, reply to your questions, and take payment. We use AI tools as part of preparing reports, which means documents you send us, such as the Home Report, may be processed by third-party AI service providers under contractual confidentiality. We do not sell your data, and we do not use your documents to train AI models.
Our forms and hosting run on Netlify; payments run on Stripe; email may be routed through a forwarding provider. Each acts as a processor under its own privacy terms. The property research itself uses public sources: the Home Report you provide, public listings, Registers of Scotland data, and the Scottish Landlord Register.
We keep order information and reports for up to six years for record-keeping, and delete Home Report documents once your report is delivered unless you ask us to keep them. Under UK GDPR you can ask for a copy of your data, ask us to correct or delete it, or object to our processing, by contacting us through the site. If you're unhappy with how we handle your data you can complain to the ICO at ico.org.uk.
We may keep anonymised, aggregated information derived from reports and bid outcomes, with all personal details removed, to improve the accuracy of our research over time.