How Long Is a Property Valuation Report Valid in the Netherlands?

TL;DR: how long is a property valuation report valid?

For a Dutch mortgage, six months is a common lender checkpoint. NHG says a physical valuation report must generally be no more than six months old, counted from the valuation date. That rule helps a lender decide whether the evidence is recent enough for the application.

If timing matters, compare the provider’s delivery conditions with local evidence such as property valuation in Rotterdam before treating a time estimate as a promise.

When the report arrives, compare its purpose, date and evidence with reading a valuation report.

The date alone does not settle the question. The report’s purpose, the report recipient, the type of valuation and the lender’s current policy all matter. Before ordering a second inspection, ask the lender or mortgage adviser whether the existing report is acceptable for this specific application.

What “valid” means in practice

People often use “valid” to mean that a report has an expiry date. A valuation report works more precisely as a professional opinion about a property’s value at a stated valuation date. Market conditions, the property itself and the purpose of the assignment can change after that date.

That distinction creates two separate checks:

• Is the report recent enough for the recipient? This is where the six-month rule often appears in mortgage processes.
• Does the report still fit the assignment? A report prepared for one purpose or recipient may not meet the requirements of another application.

The NRVT 2026 model valuation reports and assignment terms are useful reference points for the structure of a residential valuation. They do not replace the acceptance policy of the lender receiving your report.

The six-month mortgage checkpoint

For an NHG mortgage, the official requirements for a physical valuation report use a six-month period from the valuation date. The report also needs to meet the relevant validation and reporting requirements. The NHG explanation of physical valuation reports is the right place to check the current rule before you rely on an older document.

The practical implication is simple: a report that is five months old may still pass the age checkpoint, while a report that is seven months old will usually need a fresh review or a new report for that mortgage route. The age test is only one gate. A lender may also check whether the report is validated, whether the correct report model was used and whether the valuation fits the loan purpose.

ABN AMRO’s explanation of a Calcasa model report illustrates why a cheaper or quicker document cannot automatically be treated as an interchangeable replacement.

Some lenders publish a similar six-month rule for their own mortgage process. ABN AMRO’s valuation guidance, for example, asks for a report that is no more than six months old in the described situation. That example shows how a lender’s public checklist can be more useful for your application than a generic internet answer.

Why the valuation date matters more than the report date

Suppose a valuer visits on 10 January, signs the report on 17 January and you submit the mortgage file in June. The relevant age calculation may use 10 January, the valuation date, rather than 17 January, the date the document was completed. The exact calculation and accepted margin depend on the report and lender process.

Before you compare fees, ask each provider about property valuer selection criteria for your property and report recipient.

This matters when a report is close to the six-month boundary. Ask the recipient to confirm:

1. which date it uses for the age calculation;
2. whether the report must be validated or checked again;
3. whether the same report model is accepted for your mortgage product;
4. whether any material change to the home requires an update.

Checking the document yourself first makes the conversation with your adviser more efficient.

When a new report may be needed sooner

Age is not the only reason a report may stop being useful. A new or updated report may be sensible when:

• the property has undergone a material renovation since the inspection;
• the purchase, refinancing or loan increase has a different purpose;
• the lender or report recipient has changed;
• the report was prepared for a different recipient or financing route;
• the property description, ownership situation or relevant documents have changed;
• the lender’s policy has changed since the original report;
• the report is near or beyond the permitted age at the time of submission.

For a renovation, the lender may need evidence about planned work and costs.

For a refinancing or loan increase, the lender may apply a product-specific evidence route.

A model valuation report or automated estimate can also have a narrower use than a full, validated physical report.

A quick check before paying for another valuation

Send the current report to the lender or adviser and ask for a written answer to these questions:

Age

Which date controls the age calculation, and is the report still inside the allowed period on the expected submission date?

Purpose

Does the report cover the exact purchase, refinancing, renovation or loan-change purpose?

Recipient

Can the named lender or another intended report recipient rely on this report?

Format

Is the report model and validation route accepted for this mortgage product?

Changes

Has anything about the home, ownership, documents or financing changed since the inspection?

Keep the answer with your mortgage file. A short written confirmation can prevent the cost and delay of commissioning a report that the recipient did not require, or the opposite problem of relying on a report that cannot be accepted.

The informed caveat: six months is a checkpoint, not a promise

The six-month rule is useful because it gives borrowers a practical first test. It cannot prove that a valuation remains economically accurate, and it cannot override the current conditions of a lender, NHG or another report recipient. A rapidly changing market, a major renovation or a different loan purpose can matter before the time limit is reached.

That is why the safest sequence is: identify the recipient, find the valuation date, check the current acceptance policy and then decide whether a new valuation is necessary.

Frequently asked questions

Does every valuation report expire after six months?

No single expiry period applies to every use. Six months is a common mortgage acceptance checkpoint, including the NHG rule for a physical valuation report. A sale discussion, inheritance matter, tax question or other purpose may use different requirements.

Is the report date or valuation date used?

The valuation date is often the relevant reference point for age. Ask the report recipient to confirm the calculation, especially when the document is close to the permitted boundary.

Can I use an old report for a refinancing application?

Possibly, if the lender accepts its age, purpose, format and validation status. Refinancing and loan increases can have their own evidence rules, so confirm before relying on the document.

Does a new report always mean the property value changed?

No. A new report may be required because the recipient needs current evidence or because the assignment has changed. A new valuation can produce a different result, but the age requirement itself does not predict the direction of that result.