- Which report form is required?
- Ask whether the application needs a physical valuation, a validated report, an approved desktop valuation, a hybrid product or another form.
- Is the method allowed for this loan?
- Ask whether the method is allowed for the purchase, refinancing, renovation or other purpose and whether a loan-to-value limit applies.
- How recent must the report be?
- Ask which date controls the age calculation and whether the recipient uses a shorter period than the general guidance you have found.
- Where must the report be delivered?
- Ask whether the provider must submit it through a particular validation or lender platform and which documents must accompany it.
Save the answer with the name of the adviser or lender and the date. Product rules can change, so an old email is not a permanent guarantee.
If you are refinancing, match [property valuation for refinancing](/en/guides/property-valuation-for-refinancing/) to the lender's current requirements and valuation date.
## Physical valuation reports
A physical valuation involves an inspection of the property. NHG describes requirements for a physical valuation report, including a complete report, appropriate professional independence and a report that fits the purpose. The current NHG conditions also refer to report age and other application conditions.
Ask the provider:
- who will inspect and sign the report;
- which model report will be used;
- whether validation is included or arranged separately;
- which documents are needed before the appointment;
- what happens when the home has a renovation, foundation question or unusual legal detail.
The physical method does not remove the need to check recipient acceptance. It gives the recipient one form of evidence. The lender still assesses the complete loan application.
When you compare proposals, include [property valuation costs](/en/guides/what-does-a-property-valuation-cost/) in the total so extra work does not come as a surprise.
## Validated reports
Validation is a quality-control process applied to a report. NWWI consumer information explains its role in promoting uniformity and clear reporting. Validation can be required for the mortgage application, while the exact acceptance decision remains with the lender or other recipient.
Ask whether the quote includes:
- the valuer’s fee;
- the validation contribution or administration;
- VAT and third-party costs;
- the delivery platform;
- corrections when factual information is incomplete.
## Desktop and hybrid valuations
A desktop valuation uses modelled data and information that can be collected without the same physical inspection as a traditional report. A hybrid valuation combines a model-based assessment with additional information or checks. These products can be useful in the cases where the lender permits them.
NHG explains that hybrid valuations can be used in certain purchase, refinancing and quality-improvement situations, subject to conditions. A physical inspection remains necessary in some situations. The current loan-to-value, purpose and property details matter.
Ask the recipient to confirm:
1. whether the product is accepted for this exact purpose;
2. whether an NHG or loan-to-value condition applies;
3. whether the home has features that exclude the method;
4. whether additional research can be requested later;
5. how the report will be delivered to the lender.
Do not order a desktop or hybrid product because it is cheaper alone. Order it only after the recipient confirms that the method fits the application.
## Report age and valuation date
Report age is not always calculated from the day you download the document. The lender or NHG conditions may refer to the valuation date, the application date or another point in the process. Ask which date controls the calculation.
Also distinguish the valuation date from the publication date of a market statistic.
A report can be current for its stated valuation date while a later market release provides new context.
## What can cause a report to be rejected?
Rejection does not always mean that the valuer made a professional error. Common causes include:
- the report type is not permitted for the purpose;
- the document is too old for the recipient’s rule;
- validation or platform delivery is missing;
- the property has a feature that requires a physical inspection;
- the report names the wrong recipient or purpose;
- required documents or assumptions are incomplete;
- independence requirements are not met;
- the lender asks for additional research.
Ask the recipient to identify the specific reason. Then ask the provider whether the existing report can be corrected or whether a new assignment is needed. Do not order a second report without understanding the first problem.
## A provider-comparison checklist
Send every provider the same questions:
- Do you provide the report form my recipient named?
- Ask the provider to repeat the report type and platform in the quote.
- Is the report validated?
- Ask who arranges validation, which costs are included and how delivery works.
- What could change the method?
- Ask whether property features, loan size, purpose or missing information can require a physical inspection or more research.
- What happens if the recipient asks a question?
- Ask how factual corrections, additional documents and communication with the report recipient are handled.
## Frequently asked questions
### Does a validated report guarantee acceptance?
No. Validation and lender acceptance answer different questions. The recipient checks whether the report fits its current process and the individual application.
### Can I choose the cheapest report type?
Only if the lender or adviser confirms that it is accepted for your purpose. A lower fee is not useful if the report must be replaced.
### Is a hybrid valuation always allowed with NHG?
No. NHG describes conditions and situations in which a hybrid valuation may be used. The loan purpose, value and property details matter. Confirm the current position with the lender or adviser.
### How old may a valuation report be?
The relevant age limit depends on the recipient and the applicable conditions. Ask which date starts the calculation and request the answer in writing.
### What if the lender rejects a report after delivery?
Ask for the exact reason and keep the rejection or correction request. The provider may be able to correct a factual issue, while a different report method may be needed if the original product was unsuitable.