When you buy more shares in your shared ownership home, you must get a staircasing valuation from a surveyor registered with the Royal Institution of Chartered Surveyors (RICS). You pay for this valuation yourself, and it sets the price of your new share based on what your home is worth at that exact time. Valuation fees can cost anywhere between £250 and £450 with a RICS-qualified surveyor, according to Dover District Council, and your own cost will depend on the surveyor you choose.
What staircasing means in shared ownership
Staircasing is the official term for buying a larger share of your shared ownership property. As you buy more shares, you own a greater percentage of the home and pay less rent to your housing association on the portion they still own. The rules governing how much you can buy at one time depend entirely on when your lease was issued. Rules vary by lease and by scheme, and this guide is focused on England.
You can usually buy shares of 10% or more at any time during your tenancy. However, older leases may require you to buy shares in larger blocks of 25% or more, while newer leases may allow you to buy smaller chunks of 5% or more. You must check your specific lease document to find out which minimum share size applies to your home.
There is also a separate system for very small, gradual purchases. Homes bought on or after 1 April 2021 may allow 1% purchases for the first 15 years of ownership. The 2%, 3% and 4% purchases are not permitted.
For most shared owners, the ultimate goal is to buy enough shares to own the property outright. The usual maximum ownership level is 100%, at which point you stop paying rent entirely and become the sole owner. There are exceptions to this rule depending on the type of property you live in. In designated protected areas, the maximum ownership is capped at 80%. For Older Persons Shared Ownership homes, the maximum share you can hold is capped at 75%.
Why you need an independent RICS valuation
When you apply to staircase, the price of the new share is not based on the original purchase price of the property. The price depends entirely on the home's value when you buy the extra shares. Property markets fluctuate, so your landlord requires a highly accurate, up-to-date figure to calculate exactly what your new equity is worth.
The valuation must be carried out by a surveyor registered with the Royal Institution of Chartered Surveyors (RICS), so an estate agent's appraisal will not do.
The valuer must be independent and RICS qualified. You can verify a surveyor's credentials on the official RICS website before you hire them. Read the guide on how to check your surveyor is qualified and RICS regulated to understand what to look for.
Who arranges and pays for the valuation
The process begins with a formal request to your housing provider, and they dictate the very first steps. Your landlord will let you know whether they will arrange the valuation or if you need to arrange it yourself. Speak to your landlord before you instruct a surveyor.
Regardless of who actually books the surveyor's appointment, you are entirely responsible for the cost. You pay for the valuation yourself.
The division of costs extends to the legal work required to update the property deeds. You pay for your own legal fees if you need advice from a solicitor or conveyancer to handle the purchase of the new shares. The landlord must pay their own legal fees when you buy more shares.
What a staircasing valuation typically costs
Surveyors operate as private businesses and set their own pricing structures. According to a guide published by Dover District Council, valuation fees can cost anywhere between £250 and £450 with a RICS-qualified surveyor. This is a typical range, and the exact price you pay will depend on your property's size, its location, and the specific surveyor you hire.
Because you cover the cost, it makes sense to shop around if your landlord permits you to choose the firm. The council guide advises getting at least three quotes from local valuers to ensure you pay a competitive rate. When you request a quote, say clearly that you need a shared ownership staircasing valuation and ask what the fee includes.
The table below shows the typical administration fees your landlord might charge alongside your valuation costs, depending on the size of the share you buy. These figures are based on official GOV.UK guidance for shared ownership schemes.
|
Share size you are buying |
Typical administration fee |
|---|---|
|
1% purchases (if eligible) |
No administration fee |
|
Shares of 5% or more |
Typically £150 to £500 |
GOV.UK describes these as typical, and your landlord's exact fees may differ. You must budget for both the surveyor's fee and the landlord's administration fee before you start the staircasing process.
How home improvements change the price
Many shared owners upgrade their homes over the years by fitting modern kitchens, installing new bathrooms or landscaping the gardens. These major works can significantly increase the market value of the property. When the surveyor arrives to calculate the price of your new shares, the way they treat these upgrades depends on whether you had written permission from your landlord.
If your landlord gave written permission for improvements before you carried out the work, the price is based on the unimproved value of the home.
If you carried out the upgrades without getting written permission from your landlord, you lose this protection. Without permission, the valuation is based on the current market value, which is usually higher due to the work you completed. This means the new shares will usually cost you more to buy.
Keep your written consent letters and ask your landlord and surveyor what evidence they need.
How long the valuation lasts
A property valuation is a snapshot of the local market on a specific day, and it does not remain valid forever. You must buy the new shares within three months of the valuation date.
Three months is a very tight window in the property sector, especially if you need to arrange a new mortgage and instruct a solicitor. If your legal paperwork is delayed and you miss the deadline, the home will need to be revalued. A new valuation would add further expense.
To avoid missing the deadline, you must have your finances and legal representation organised before the surveyor visits. Do not book the valuation if you are still saving for the deposit or waiting for a mortgage agreement in principle. The three months run from the valuation date, so every week counts.
The other costs of buying more shares
Buying more equity in your home involves several different expenses alongside the initial valuation fee. For shares of 5% or more, the landlord may charge an administration fee, which is typically £150 to £500.
If your home allows 1% purchases, no administration fee applies to them. You will still need to pay for the valuation.
You must also budget carefully for the professional services required to execute the legal transfer. You will need to pay for your own legal fees, if you need advice. If you are borrowing money to buy the shares, also budget for mortgage costs and ask your independent mortgage adviser what they will be. For more context on why professionals charge for these reports, read the guide on when you need an RICS valuation and what it costs.
Step by step process for buying more shares
The exact steps and forms you need to complete come directly from your landlord, so you must request their specific staircasing pack. The steps below are a general outline of how the valuation fits into the wider transaction. Only the 10 working day response time and the seven working day deadline for the IFA Declaration Form are Dover District Council's.
- Check your lease to confirm the minimum share you can buy and contact your landlord to declare your intent.
- Wait for the landlord to confirm whether they will arrange the surveyor or if you must arrange it yourself.
- Instruct an independent RICS-qualified surveyor and gather at least three quotes if you are booking it directly.
- Provide the surveyor with written proof of any permitted improvements so they can calculate the unimproved value.
- Submit the completed valuation report to your landlord along with your formal staircasing application.
- Wait for the landlord to approve the application, which the council aims to respond to within 10 working days.
- Arrange your finances and sign the required financial paperwork.
- Send the signed IFA Declaration Form to the council within seven working days of the approval date.
- Instruct your solicitor to complete the legal work and buy the shares within the strict three-month valuation window.
Remember that the timings above are one council's, and your landlord's steps may differ slightly. Always prioritise the deadlines set out in your own landlord's documentation to prevent your valuation from expiring.
Common questions
Can I use an online house price calculator instead of a surveyor?
No, you cannot use an online calculator, an automated valuation model or an estate agent's appraisal for a staircasing application. The valuation must be by a surveyor registered with the Royal Institution of Chartered Surveyors (RICS). Ask your landlord if you are unsure what they will accept.
Will the staircasing valuation tell me if the roof needs replacing?
A valuation is not a condition survey and it is not designed to diagnose structural problems. If you have concerns about hidden defects, damp or structural movement, you would need to commission a separate, detailed home survey.
What happens if my mortgage application delays the purchase?
You must buy the new shares within three months of the valuation date, regardless of any delays with your mortgage lender. If the three months pass before you complete the legal transfer, the home will need to be revalued at your expense. This is why you should speak to an independent mortgage adviser before you instruct the surveyor.
Do I pay the administration fee if I only buy a tiny share?
The fees depend entirely on the size of the share you are purchasing. For shares of 5% or more, the landlord may charge an administration fee of typically £150 to £500. However, if your lease allows it and you are making 1% purchases, no administration fee applies to the transaction.
Your next steps
Before you instruct a surveyor or spend any money, you must ensure you are fully prepared for the strict timelines involved in staircasing. Follow this checklist to get your application moving smoothly:
- Read your shared ownership lease to confirm the minimum share percentage you are allowed to buy.
- Ask your landlord if they will arrange the valuation or if you must hire the surveyor yourself.
- Gather your written permission letters for any home improvements you have made.
- Speak to an independent mortgage adviser and a solicitor to confirm your budget and readiness.
- Get at least three quotes from local RICS-qualified surveyors, ensuring they have shared ownership experience.
Once you have your finances in place and your landlord's permission to proceed, you need to instruct a qualified professional in your area. You can search our UK directory to find a surveyor near you who can provide a fast, accurate staircasing valuation.
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