Probate Valuation of a House and What It Costs

Before applying for probate you must value the estate, including the home, as at the date the person died. To get this probate valuation you can use an estate agent or pay a chartered surveyor. A formal written valuation from an RICS registered valuer typically costs between £200 and £500, giving you a firm figure to submit to HMRC. Finding out or estimating the value of each asset takes time, but it tells you if there is tax to pay and allows you to submit your final forms.

Why the house needs valuing for probate

When a person dies, their money, property and possessions form what is known as their estate. If you are the executor or administrator, you need to value all of these assets before applying for probate. Probate is the legal document that gives you the authority to sell the property and distribute the money. Valuing the estate is the mandatory first step in this legal process.

The primary reason you must value the estate is to find out if there is Inheritance Tax to pay. There is normally no tax due if the total value of the estate is below the standard £325,000 threshold. If the home is given to children, which includes adopted, foster or stepchildren, or to grandchildren, this threshold can increase to £500,000. Furthermore, everything left to a spouse, a civil partner, a charity or a community amateur sports club is completely exempt from the tax.

If the estate exceeds these allowances, the standard rate of tax is 40% on the part of the estate that sits above the threshold. This can result in a significant tax bill, which is why the property valuation must be highly accurate. You may still need to report the estate's value to HMRC even if the total figure is below the threshold and no tax is owed.

The value HMRC needs and the date it applies to

When you assess the property, you must find out or estimate its value exactly on the date the person died. You do not use the value of the home on the day you apply for probate, nor the date the valuer visits the property. Property markets rise and fall, but the value at the date of death is the one used for Inheritance Tax.

You need to give accurate valuations for every single asset in the estate. If you give inaccurate information, you may have to pay a financial penalty. Because a house or flat is usually the most valuable asset a person owns, getting this specific figure right is the most important part of the valuation process.

Use the market value on the date of death. An old insurance rebuild figure or the price the person originally paid is not the same thing. GOV.UK explains how to value the estate of someone who has died, including any property.

Estate agent or chartered surveyor

To prove the value of the home, the rules give you a choice of professionals. GOV.UK states that you can get any property or land valued by an estate agent or a chartered surveyor. Both are legally allowed to provide the figure you need for your tax forms.

An estate agent will typically walk through the property, look at the general condition, and provide an estimated market value based on recent local sales. This approach is often enough for a straightforward estate where the total value is clearly well below the £325,000 threshold. It provides a sensible, practical figure for your forms without requiring a large fee.

A chartered surveyor carries out a more rigorous and formal assessment. They produce a written valuation report that explains exactly how the final figure was calculated, using recognised industry standards. Weigh up the total expected value of the estate before you decide which to instruct, and read how to choose a surveyor if you opt for a formal report.

When a formal RICS valuation is worth paying for

While an estate agent is suitable for simple cases, a formal written valuation from a chartered surveyor is the safest choice when the estate is close to or above the Inheritance Tax threshold. It provides a robust, evidence-based figure that you can confidently defend if HMRC questions your tax calculations. It is also the best approach for unusual homes, properties with large amounts of land, or situations where there is a disagreement between the beneficiaries.

Here are the main situations where paying for a formal surveyor is the recommended approach:

• The total estate value is close to the £325,000 tax threshold.
• The estate clearly exceeds the threshold, so tax will be due on the part above it.
• The property is highly unusual, altered or sits on a complex plot of land.
• The beneficiaries disagree on what the house is worth and need an independent figure.
• You suspect HMRC will look closely at the tax calculations.

Surveyors who provide these formal reports are governed by strict professional rules. Valuer registration monitors registered RICS members who carry out Red Book valuations, ensuring they adhere to the Red Book standards. You can use the RICS member search to check whether a valuer is registered before you hire them.

To complete their work accurately, the valuer will need specific details from you:

• The exact date of death so they can calculate the retrospective value.
• Access to the property for a full internal and external inspection.
• Details of any significant alterations or extensions made to the building.
• Confirmation of who the report is for and that it will be used for probate.

What a probate valuation costs

A probate or Inheritance Tax valuation costs £200 to £500. For comparison, a standard RICS valuation typically costs £250 to £600. These are typical published prices for 2026, and the exact quote you receive will rise depending on the property's value, size and complexity.

You will agree a fixed fee with the surveyor before they visit the property. If you pay the fee yourself before the estate's money is available, keep the invoice and ask the solicitor or person handling the estate how it will be repaid.

If the estate is complex or Inheritance Tax is due, consider using a solicitor or a tax adviser alongside your surveyor to make sure the forms are completed correctly. Our guide on when you need an RICS valuation and what it costs compares probate valuations with other types.

Deadlines that affect when you book it

Valuing an estate can take several months. You must track down bank accounts, assess personal possessions and arrange property inspections, so allow time for the property valuation as well.

If the estate owes Inheritance Tax, you must report its value within one year using form IHT400. You cannot apply for probate until you have done this. Without probate you normally cannot sell or transfer the house, so leave enough time for this step.

There is a second, much tighter deadline for paying the tax itself. You must pay Inheritance Tax by the end of the sixth month after the person dies to avoid paying interest. These competing deadlines mean you should book the property inspection as early as possible, ensuring you have the final figure in time to submit your forms and settle any bills.

If HMRC checks the valuation

HMRC may occasionally carry out further checks on the estate, which they call a compliance check. As part of this process, the Valuation Office may step in to check any valuations you have provided. They will look at the local property market and historic sales data to ensure your reported figure accurately reflects the true market value on the date of death.

If you have not heard from HMRC 14 weeks after submitting the IHT400 form, no further checks will be carried out. Even so, keep your records, because HMRC can still ask to see them, and take advice before distributing the estate if you are unsure.

You must keep your paperwork safe long after the probate process is finished. HMRC can ask to see records up to 20 years after Inheritance Tax is paid. These records must include all documents showing how you worked out the asset values, such as an estate agent's written estimate or a chartered surveyor's formal report.

If the house later sells for less

Property prices can change significantly between the date of death and the date you finally sell the home. If land or buildings that formed part of the estate are sold at a loss compared to the original probate valuation, you can claim Inheritance Tax relief using form IHT38. This only matters where Inheritance Tax is due, so ask a solicitor or tax adviser whether a claim applies.

The claim for this relief must be made by the person liable for the tax. In most cases, the sales must be made within 3 years of the date of death to qualify, although some sales made within 4 years may also be accepted.

Different rules apply if the home increases in value and is later sold by the beneficiaries who inherit it. In this scenario, Capital Gains Tax may apply to the profit. If you inherited the property and do not know the original Inheritance Tax value, you must use the market value when working out your gain.

Common questions

How do you value a house for probate?

You find out or estimate the market value of the property exactly as it stood on the date the person died. You can instruct an estate agent or a chartered surveyor to inspect the home and provide this retrospective figure. Once you have the valuation, you combine it with the rest of the assets and report the total to HMRC.

Does a property valuation for inheritance tax include the contents?

The valuation of the building itself does not include the possessions inside it. You must value the money, property and possessions separately to calculate the total estate value. Official guidelines state that you can get a separate professional valuation for any specific item or collection worth over £1,500.

Is an estate agent valuation for probate acceptable?

Yes, official guidelines confirm you can get any property or land valued by an estate agent. This route is often chosen when the estate is straightforward and its total value sits comfortably below the £325,000 threshold. For estates that owe tax, a formal surveyor is usually recommended.

What happens if the probate house valuation is too low?

You must give accurate valuations to HMRC, and you may face a financial penalty if you give inaccurate information. If HMRC carries out a compliance check, the Valuation Office may review the figure. If the figure was too low, HMRC may ask for more tax, and a penalty may apply if the information given was inaccurate.

Who pays the probate valuation cost?

The executor or administrator arranges the valuation, and valuation fees are usually paid from the estate. If you pay one yourself before the estate's money is available, keep the invoice and ask the solicitor or person handling the estate how it will be repaid.

What to do next

Here are the immediate steps to take when arranging a valuation for the estate:

• Check the total estimated value of the money, property and possessions against the £325,000 tax threshold.
• Decide whether an estate agent or a chartered surveyor suits the complexity and value of the estate.
• Instruct your chosen professional early to ensure you do not miss the six month payment deadline.
• Provide the valuer with the exact date of death so they can calculate the retrospective figure.
• Arrange access for the valuer to carry out a full internal inspection of the property.
• Keep the written valuation safe alongside your other records for up to 20 years.

If you decide that a formal report is the safest route for the estate, you can find a surveyor near you to arrange an inspection and a written valuation of the home.