- Address and property identity
- Check the street, house number, postcode, municipality and any apartment or unit reference. A small identity error can affect the whole document.
- Purpose and recipient
- Confirm that the stated purpose matches your mortgage, purchase, refinancing or other decision and that the named recipient is correct.
- Valuation date
- Note the date at which the value is assessed. Market figures published after that date do not automatically change the report conclusion.
- Value basis
- Check which value is being reported and how it is defined in the assignment. Do not treat the WOZ value, purchase price and market value as interchangeable.
If any of these items is wrong, contact the provider before relying on the conclusion. Ask for a correction in writing so there is a clear record.
Before you book an inspection, ask the lender which [valuation report the lender accepts](/en/guides/which-valuation-report-does-a-lender-accept/) fits your application.
## Step 2: check the property and legal information
Read the description of the home against the documents you supplied. Look for the type of property, floor area, plot or apartment rights, rooms, outbuildings, parking, leasehold and homeowners’ association details.
If you disagree with the result, compare [disagreeing with a property valuation](/en/best-property-appraiser/when-you-disagree-with-a-property-valuation/) with the facts, valuation date and original assignment question.
Pay attention to information that can change the comparison:
- an extension, dormer, split-level layout or other alteration;
- leasehold terms or private land;
- a homeowners’ association, reserve fund or planned major work;
- letting, occupancy or rights of way;
- energy improvements and permits;
- a new-build or renovation assumption.
If the report uses an assumption because a document was missing, make a note. An assumption is a condition attached to the conclusion, not a fact confirmed by the inspection. Ask what happens if the assumption is later shown to be wrong.
Before you rely on the result, compare the [valuation report contents](/en/guides/how-to-check-a-property-valuation-report/) with the question the assignment had to answer.
## Step 3: read the inspection section
The report should explain what the valuer inspected and what information was available. NRVT residential guidance covers the property, interior, location and surroundings as relevant parts of the work. Check whether the report mentions visible defects, maintenance, quality, finish, layout and factors outside the home.
Do not expect a valuation to replace a building survey. A valuer may identify a visible issue that affects value, while a specialist investigation may be needed to establish the technical cause or repair cost. Foundation questions, for example, can require separate evidence.
Ask these questions:
1. Does the description match the home as it stands on the inspection date?
2. Are renovation works described as completed, planned or assumed?
3. Are visible defects and material limitations recorded?
4. Is the surrounding location described in a way that fits the property?
5. Did the valuer rely on information that you should verify?
## Step 4: understand the market value conclusion
Find the final value, the value date and the explanation supporting it. The figure should not be read in isolation. The report should connect the conclusion to the property characteristics and the market evidence.
National price statistics can provide context, while a report for one home requires local evidence.
## Step 5: examine the comparable sales
Comparable sales are not copies of your home. They are evidence that the valuer adjusts for differences such as location, size, condition, plot, quality, date of sale and special rights.
For each reference property, ask:
- Is the location genuinely comparable?
- Is the sale close enough to the valuation date?
- Is the property similar in type, size and condition?
- Are meaningful differences explained?
- Are there enough references to support the conclusion?
A reference in the same town is not automatically a good reference. A smaller home in a different street can be more useful than a similar-looking home in a different market segment. The report should explain the judgement, not just list addresses and prices.
## Step 6: read assumptions, limitations and conditions
The report section explains where the conclusion has boundaries. Look for missing documents, planning assumptions, legal information that was not independently verified, environmental matters, foundation questions, leasehold and restrictions.
Make a two-column note:
- What the report assumes
- Copy the assumption in plain language and record which document or event would confirm it.
- What you need to ask
- Ask the provider, adviser, lender or specialist what the assumption means for your next decision.
Do not silently remove a limitation from your notes. A clear limitation is more useful than a false sense of certainty.
## Step 7: check validation and acceptance separately
Validation is a quality-control process. Acceptance is a decision by the lender, adviser or other report recipient. They are related, but they are not the same question.
NHG publishes requirements for a physical valuation report.
Your own recipient may have an additional system, age limit or document requirement.
## Common reading mistakes
### Treating the purchase price as proof of value
The purchase price is evidence from a transaction. It does not remove the need to assess the property, market and assignment.
### Treating the WOZ value as the mortgage value
WOZ value and market value serve different purposes. The report should state the value basis used for its assignment.
### Skipping the date
Market conditions and the valuation date belong together. A later article or market index is not a correction to the report by itself.
### Reading only the final number
The evidence, assumptions and limitations show how much reliance the conclusion can support.
## What to do when something looks wrong
First separate a factual error from a disagreement about professional judgement.
- Factual error: the address, surface area, ownership detail or renovation status is wrong. Ask for a written correction.
- Missing information: a document or feature was not available. Ask whether the report can be supplemented.
- Method question: you do not understand a comparable or adjustment. Ask the provider to explain the reasoning.
- Recipient question: you are unsure whether the report will be accepted. Ask the lender or adviser before submitting it.
- Technical concern: you suspect a building defect. Ask whether a separate specialist inspection is needed.
Keep the original report, questions, corrections and replies together. This makes the next conversation easier to follow.
## Frequently asked questions
### How long does it take to read a valuation report?
Allow enough time to check the identity, assignment, property data, valuation date, comparables and conditions. A short first pass can find obvious factual issues, while the evidence and assumptions deserve a slower review.
### What is the most important page?
There is no single most important page. Start with the assignment and value date, then read the conclusion together with the property description and comparable evidence.
### Does a validated report guarantee mortgage acceptance?
No. Validation and acceptance are separate checks. The lender or other recipient decides whether the report meets its current requirements.
### Should I challenge a valuation if it is lower than the purchase price?
A difference is a reason to ask questions, not proof of an error. Compare the value date, property facts, comparable sales and assumptions. Then discuss the report with the adviser, lender or provider.
### Is a valuation report a building survey?
No. It may record visible matters that affect value, but a technical inspection has a different purpose and scope.