RICS Red Book valuations accepted by HMRC
Regulated
Our RICS-qualified valuers carry out probate valuations across Kingston upon Hull, for executors who need a clear figure for inheritance tax and probate paperwork. The valuation must reflect the open market value at the date of death, not the asking price, not a rough estimate, and not a figure based on sentiment. We provide a formal RICS Red Book report that gives solicitors and HMRC a defensible valuation. That matters when an estate includes a family home, a rental flat, or a property that has been lived in for decades.
Hull's housing stock ranges from pre-1919 terraces in places such as Hessle Road and Holderness Road to newer homes in Kingswood and waterfront schemes around the city. That mix affects value, as do flood exposure, conservation area constraints, and the condition of older brickwork, roofs and drainage. homedata.co.uk records show the average house price in May 2024 was £156,000, with detached homes at £289,000 and flats at £90,000. For executors, those differences can change the inheritance tax calculation by a sizeable amount, so the figure needs to be accurate from the start.
A probate valuation is a formal assessment of the property's open market value on the date of death. Our valuers inspect the home, review the condition, compare it with local evidence, and prepare a report that follows RICS Valuation - Global Standards. That makes it different from a casual market opinion or a marketing appraisal prepared to win instructions. In Kingston upon Hull, that distinction matters because a terraced house in the Avenues can sit in a very different price band from a flat near the waterfront or a detached home in HU7.
The city has a large older housing stock, and older homes often need closer scrutiny. Terraced houses make up 48.3% of Hull's housing stock, semi-detached homes 26.5%, detached homes 10.3%, and flats, maisonettes or apartments 14.4%. Many pre-1919 properties are solid brick, with slate or tile roofs, and some have suffered dampness, wall movement or roof wear over time. Our RICS team looks at those details because HMRC expects the valuation to stand up to later scrutiny, not just read well on a form.
homedata.co.uk records show that the overall average house price in Kingston upon Hull, was £156,000 in May 2024. Detached homes averaged £289,000, semi-detached homes £178,000, terraced homes £126,000 and flats £90,000. Over the 12 months to May 2024, prices moved by -1.9% overall, with detached homes at -1.7%, semi-detached homes at -2.2%, terraced homes at -1.9% and flats at -1.1%. Those figures show why a probate valuation needs local evidence, not national averages or a generic desktop guess.
Hull's housing mix is part of the story. The city recorded 3,745 property sales in the 12 months to May 2024, which gives our valuers a useful pool of comparable evidence. Homes in the Old Town, Pearson Park, the Avenues and around Victoria Dock can sit in different value bands because of age, layout, tenure and conservation constraints. Kingswood adds another layer, with newer homes that often follow modern construction methods and different price expectations from older terraces near Holderness Road or Hessle Road.
The local stock also affects the way probate valuations are judged. A post-war semi in HU7 may be cavity-built with concrete roof tiles, while a Victorian terrace nearer the city centre may have solid brick walls, timber joists and a slate roof. That difference matters when the estate includes signs of damp, timber decay or structural movement. Our valuers use the sale evidence that best matches the property's type, age and setting, then explain the reasoning clearly inside the report.
Executors usually need a probate valuation before applying for Grant of Probate, and the same figure is often needed for inheritance tax forms. The key date is the date of death, not the date you decide to sell or the date an estate agent visits the home. That distinction can be awkward for families, especially where a property has been empty for months or has already been cleared. Our valuers help bring order to that process and keep the paperwork aligned with HMRC rules.
A formal valuation is especially useful where the estate includes more than one property, a jointly owned home, or a property that may pass to direct descendants. Hull estates can also include homes in conservation areas such as the Old Town, where listed building status or restrictions on alteration can affect market value. Properties exposed to flood risk along the River Hull, in the city centre, or in eastern and western districts may also need careful analysis. In those cases, a quick estimate can be too blunt to rely on.
Our valuers receive the property details, the date of death, and the names of the executors or the solicitor acting on the estate. We confirm the address, title position and whether the home is occupied, vacant or partly cleared before arranging the inspection.
A RICS valuer visits the home and records the layout, condition, construction type and anything that might affect market value. In Hull, that may include damp staining, roof wear, wall cracking, flood resilience issues or signs of movement in older brickwork.
We analyse sold evidence and current asking evidence that best matches the property. homedata.co.uk data helps us read completed sales, while home.co.uk listings help us understand what buyers are currently being asked to pay for similar homes.
The valuation is written up in a formal Red Book report with the date of death value, commentary on the evidence, and a clear explanation of the assumptions used. That report is designed for HMRC, solicitors and the estate file.
We send the completed report to the executor, who can then use it in the probate application or inheritance tax return. If the estate later needs a sale, our team can also support the wider moving process.
The main inheritance tax nil-rate band is £325,000 per person and it is frozen until April 2028. The residence nil-rate band adds £175,000 per person where a home passes to direct descendants, so the available allowance can reach £500,000 for one person before any transfer of unused allowance between spouses or civil partners is considered. That framework matters in Kingston upon Hull, because a house worth £156,000 on average can still sit inside a larger estate when savings, investments and a second property are added together. A valuation error can shift the tax position more than many families expect.
Executors also have a timetable to respect. The IHT return is usually due within 12 months of death, and HMRC can challenge probate valuations within 4 years. That is why the figure should be evidence-based and properly explained from the outset. If the property value is set too low, the estate may face questions later. If it is set too high, the estate could pay more tax than needed.
Married couples and civil partners can often transfer unused allowances, which can change the amount of tax due on the second death. That makes the first probate valuation important even when the property itself seems straightforward. In Hull, our valuers often see estates where the home is only one part of the picture, especially where the deceased also owned a rental flat, a garage, or land attached to the title. A clear valuation helps solicitors prepare the return with less back-and-forth.
Some estates move straight to sale once probate has been granted, while others need a period of sorting, clearing and family discussion first. In Kingston upon Hull, sale prospects can vary sharply between older terraces, post-war semis and newer homes in Kingswood or along the waterfront. home.co.uk listings show new homes at The Quays, HU9 1RF, starting from £175,000, while Hawthorne Avenue, HU3 5PA, is showing homes at about £150,000 to £250,000. That kind of current evidence helps our valuers separate probate value from a later sale strategy.
The housing stock in Hull can create practical sale issues too. Older terraces with solid brick walls may show damp penetration, bowed masonry or deteriorated roof structures, while 1930s to 1960s semis can bring wall tie corrosion or cracking around bay windows. Flood risk is another factor near the River Hull, parts of the city centre and districts exposed to tidal or surface water issues. When the estate is ready to sell, our team can also support conveyancing, so the probate figure and the sale paperwork stay aligned.
Hull is not a place where one broad estimate fits every home. A terraced house in HU1 or HU3 may need a very different analysis from a newer detached home in HU7 or a waterfront flat near Victoria Dock. Our valuers look at the construction type, the condition of the brickwork, roof coverings, drainage, flood exposure and whether the property sits within a conservation area. That is especially important in the Old Town, where listed buildings and historic fabric can alter the market response.
Executors need a probate valuation so the estate can be reported correctly for inheritance tax and probate. HMRC expects the property to be valued at its open market value on the date of death, not at a guessed sale price or a number based on a quick conversation with a local agent. Our RICS valuers prepare a Red Book report that gives solicitors and HMRC a figure that can be defended later if needed.
Our probate valuation service starts from £250. The final fee can vary depending on the property's size, age, layout and how much evidence needs to be reviewed, especially for older terraces, listed homes or properties with more than one title. We confirm the fee upfront, so executors know where they stand before the inspection takes place.
HMRC is much more likely to accept a valuation that follows RICS Valuation - Global Standards and explains the evidence clearly. That is why our valuers inspect the property, review comparable sales, and record the reasoning in a formal report. If HMRC asks questions later, the estate has a proper paper trail to rely on.
The inspection can usually be arranged quickly, and the report is typically delivered within 5-7 working days after the visit. Homes with unusual construction, flood exposure, multiple outbuildings or listed features may need a little more analysis. Our team will always explain the expected timescale before work begins.
The main nil-rate band is £325,000 per person, frozen until April 2028. Where the home passes to direct descendants, the residence nil-rate band can add £175,000 per person, taking the allowance to £500,000 before any transferable allowance is considered. That can make a material difference for Hull estates where the property is only one part of a wider portfolio.
An estate agent's appraisal can help as supporting evidence, but it is not the same thing as a probate valuation. Agents are usually estimating a marketing price, while our valuers are reporting the open market value at the date of death in a format that follows RICS standards. For HMRC and probate records, the formal report is the safer route.
An empty home can still be valued, and repairs are part of the valuer's job to assess. In Hull, we often see probate homes with damp, ageing roofs, timber decay or movement in older brickwork, and those issues are reflected in the report. The aim is not to present the property as it is hoped to be, but as it stands on the relevant date.
Yes, our valuers regularly work on properties in the Old Town, the Avenues, Pearson Park and around Victoria Dock. Conservation area status, listed features and older construction can all influence the market value, so these details are reviewed carefully. That local knowledge helps the estate avoid a flat estimate that misses the real condition of the home.
From £499
Legal support for probate sales
From £450
Suitable for many newer and post-war homes
From £650
Detailed inspection for older or altered homes
From £60
Energy rating for a probate sale
Probate valuations in Kingston upon Hull start from £250, with the final fee depending on the property type and the level of detail required. A flat in a modern block may be simpler to assess than a large detached home, a listed terrace in the Old Town, or a property with flood exposure and outbuildings. Our fee covers the inspection, comparable analysis and the formal Red Book report, written for probate and inheritance tax use. That is the part families need most, because the report has to be useful to solicitors as well as acceptable to HMRC.
Turnaround is typically 5-7 working days from inspection, though we will explain the timescale if the estate needs a quicker response. Older Hull homes often need careful handling, especially where we need to consider pre-1919 brickwork, solid walls, roof wear or signs of damp. We also take account of local market evidence from homedata.co.uk and home.co.uk, which helps us set the date of death value against both sold data and current asking prices. The result is a figure that is clear, local and ready for the next stage of the estate administration process.
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RICS Red Book valuations accepted by HMRC
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