When someone dies, any property they owned must be valued for probate to establish the estate's total value for Inheritance Tax purposes. Here's how the process works, who does the valuation, and what it costs.
Before a Grant of Probate (or Letters of Administration) can be obtained, the executor must calculate the total value of the estate. Property is usually the largest asset in any estate, so its accurate valuation is critical for two purposes:
A formal RICS Red Book valuation from a Registered Valuer is the gold standard for probate. It provides a legally defensible, independently certified figure that HMRC is unlikely to challenge. Cost: £150–£300. Recommended for any estate above or near the IHT threshold.
An estate agent's written valuation can be used for probate purposes — it is free and faster. However, HMRC routinely scrutinises agent valuations and may challenge the figure, particularly if the eventual sale price differs materially. For small estates clearly below the IHT threshold, an agent valuation may suffice.
Zoopla or Rightmove automated estimates are not acceptable for probate. They must never be used in IHT calculations. HMRC will reject figures sourced from online tools without professional backing.
The executor named in the will (or administrator if no will exists) is responsible for gathering all estate valuations.
Find a valuer via ricsfirms.com or a comparison platform. Provide the property address and confirm the purpose is probate. The valuer will need the date of death.
The valuer visits and carries out an internal inspection. This typically takes 30–90 minutes. You or a family representative should be present if possible.
The report states the open market value as at the date of death. Turnaround is typically 3–7 working days.
Include the valuation figure in the estate's IHT return. Keep the full valuation report — HMRC may request it during any compliance check.
HMRC's Valuation Office Agency (VOA) reviews probate valuations and may query a figure that appears too low. They will:
💡 Important: If the property is sold for more than the declared probate value within a short period, HMRC may challenge the original figure and seek additional IHT. A well-documented RICS Red Book valuation provides the best defence.
There is no statutory deadline, but most advisers recommend instructing a valuer within a few weeks of the death, before the property is emptied or altered. The IHT return should be submitted within 12 months of the end of the month in which the person died to avoid interest charges.
You can still instruct a valuer to produce a retrospective Red Book valuation as at the date of death. Valuers use comparable sales evidence from around that date. Retrospective valuations are standard practice and fully acceptable to HMRC.
The cost is paid from the estate — it is an estate administration expense. The executor typically arranges and pays for the valuation initially, then reclaims the cost from the estate funds before distribution to beneficiaries.
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