When you need a valuation that you can rely on—whether for a purchase decision, probate, divorce, tax, refinancing, a buyout, or court proceedings—the quality of the valuer and the quality of the report matter just as much as the final figure.
A RICS Chartered Surveyor brings professional training, market knowledge and structured methodology to the valuation process. More importantly, they produce a valuation report that is designed to be clear, evidence-led and defensible, rather than a “rough idea” or a marketing number.
1) What is a RICS Chartered Surveyor?
A RICS Chartered Surveyor is a property professional who has met the standards required to become a member of the Royal Institution of Chartered Surveyors. In practical terms, chartership signals that the surveyor:
- has formal training and assessed competence
- follows professional standards and ethical requirements
- is expected to act objectively and transparently
- can provide structured professional advice on property matters, including valuations (where competent to do so)
In the valuation context, clients often choose a Chartered Surveyor because they want a report that is professional, consistent, and suitable for reliance—especially where the valuation may be shared with solicitors, accountants, lenders, or other parties.
2) What is a valuation report (and what it isn’t)?
A valuation report is not just a number. A good valuation report explains:
- what is being valued (the property and interest/tenure)
- the valuation date (today, or a retrospective date for probate/tax)
- the basis of value (what “value” means for this instruction)
- the evidence used (comparable sales and market context)
- how the figure was reached (analysis and adjustments)
- assumptions and limitations (what was relied upon, what couldn’t be confirmed)
A valuation is also not the same as:
- an estate agent’s appraisal, which is typically aimed at marketing and asking price strategy
- a mortgage valuation, which is often narrower in scope and focused on lender security
- a building survey, which is primarily about condition and defects (though it may include a valuation if instructed)
3) When a formal valuation report is most useful
A structured valuation report is particularly valuable when:
- you need a figure that can be relied upon for probate or tax reporting
- you’re dealing with divorce/separation or any buyout/transfer where parties may disagree
- you’re making high-stakes financial decisions (purchase, refinance, portfolio planning)
- the property is unusual, altered, high value, or has condition concerns
- the property is leasehold and the lease terms/service charges may affect value
- you want to reduce the risk of dispute by anchoring discussions to evidence
In these scenarios, “informal pricing” can create more cost and delay later.
4) How a RICS surveyor produces a valuation report
While the detail varies by property and purpose, the process is typically structured:
Step 1: Confirm the instruction
A surveyor clarifies:
- the purpose of the valuation
- the valuation date
- the basis of value
- the extent of inspection required
- any special assumptions (where needed)
This is crucial. A valuation for probate or court proceedings is not the same as a valuation for sale planning.
Step 2: Inspect the property (where instructed)
During inspection, the surveyor considers:
- accommodation, layout, natural light, and usability
- overall condition and specification
- visible defects or risks that could affect value or saleability
- external setting, parking, outside space, outlook and noise
- for flats: communal areas, lift access, and building condition (as relevant)
This isn’t the same as a full structural investigation unless separately instructed—but it is enough to understand the factors that influence market value.
Step 3: Research market evidence
Most residential valuations are anchored to comparable sold prices of similar properties, with attention to:
- micro-location (street, building, outlook)
- property type (house vs flat, conversion vs purpose-built)
- size and layout
- condition and finish level
- outside space and parking
- for flats: floor level/lift and leasehold costs/terms
Asking prices can be useful context, but sold evidence typically carries more weight.
Step 4: Analyse and adjust
No two properties are identical. The surveyor applies professional judgement to reconcile evidence and adjust for differences such as:
- extensions, loft conversions, basement works
- modernised vs dated interiors
- defects and the “risk discount” buyers apply
- garden/balcony usability
- parking value in that local market
- lease length, service charge levels, and major works exposure (for flats)
Step 5: Report clearly, with assumptions and limitations
A professional report should be readable and defensible. It will typically include:
- the valuation figure and valuation date
- summary of evidence used
- explanation of reasoning
- key assumptions (e.g., tenure information relied upon)
- limitations (e.g., areas not inspected, documents not seen)
This transparency protects everyone and reduces misunderstandings.
5) Flats and leasehold: why surveyor input is especially important
Flats often require extra care because two flats that look identical internally can differ materially in value due to:
- lease length (unexpired term)
- service charge levels and what they include
- ground rent terms and review patterns (where applicable)
- planned major works and reserve funds
- building maintenance and management quality
- restrictions affecting buyers (subletting, pets, alterations)
A good valuation report makes clear how these factors have been considered, because they directly affect saleability and buyer demand.
6) What makes a valuation report “high quality”?
Strong valuation reports tend to share these qualities:
- correct brief: right purpose, basis, and valuation date
- strong evidence: relevant comparables, not generic averages
- clear logic: adjustments explained and consistent
- realism about condition: defects and risk aren’t ignored
- leasehold clarity: key lease and running-cost factors addressed
- transparent assumptions: what was relied upon is stated
- useful writing: clear enough for non-specialists to understand
A weak valuation report often fails due to vague evidence, unclear assumptions, or insufficient attention to property-specific risks.
7) How to get the best valuation report (what to prepare)
You can make the valuation more accurate and efficient by providing:
- what the valuation is for (sale, probate, divorce, tax, buyout, court, etc.)
- whether you need today’s value or a retrospective date
- details of works done (extensions, conversions, refurbishments)
- any known defects or ongoing issues (damp, leaks, cracks)
- for flats: lease length, service charge, ground rent, major works information
- access to all rooms and relevant areas (including lofts/outbuildings where possible)
The fewer unknowns, the more robust and defensible the conclusion.
The takeaway
RICS Chartered Surveyors produce valuation reports through a structured, evidence-led process: confirming the correct valuation basis and date, inspecting the property (as instructed), analysing comparable sales evidence, adjusting for meaningful differences, and reporting the conclusion with clear assumptions and limitations. The result is a valuation that is far more reliable than informal estimates—particularly where the figure may be relied upon or challenged.
Need a professional valuation report from a Chartered Surveyor?
Email mail@howorth.uk or call 07794 400 212. Tell us your property type and location, what the valuation is for (sale planning, probate, divorce, tax, buyout, court proceedings, etc.), and whether you need a current or retrospective valuation date. If it’s a flat, include the lease length and service charge details if you have them—we’ll advise the most suitable valuation approach and the information needed for a clear, defensible report.