What the Valuer Needs From You

A desktop valuation is built from sales evidence and your records, without anyone visiting. For a past date it is also about the property as it was then, which nobody can inspect today. This checklist covers what to send, why each item helps, and what happens if you cannot find something.

The basics

• The address, including any unit or lot number, and the type of property: house, unit, townhouse or vacant land.
• The valuation date your accountant gives you. We value at that date, current or past. See every CGT valuation date explained.
• The reason, such as a home first rented out, an inherited property or a transfer. The report states its purpose.
• Who the report is for. The client the report should name, and anyone else who will rely on it, such as your accountant or an executor.
• Your accountant’s details, if they are involved.

The property as it was on the date

The valuer needs to know what was there on the day, not just what is there now:

• the land size, and the number of bedrooms, bathrooms and car spaces
• the condition and age of the kitchen and bathrooms
• any pool, granny flat, shed or other outbuildings, and when each was built
• for an apartment or townhouse, the levies, any special levies and any major works to the building

If the date is recent and little has changed, say so. That is useful too.

Renovations and extensions, with dates

Work done before the date is part of the value. Work done after it is left out. So the valuer needs both lists:

• what was done, such as a new kitchen, an extension, a second storey or a pool
• when it was started and finished, as closely as you can
• invoices, builders’ contracts, and approvals or permits
• occupation or occupancy certificates, if there are any

Approximate dates are fine if that is all you have. Tell us how you know them.

Photos and listings

• photos from around the date, inside and out
• old sales or rental listings, which often show the condition and finishes at the time
• recent photos, which help show what has changed since

Photos with a date on them, such as phone photos or listing dates, help most.

Plans

• building plans or floor plans, with measurements if you have them
• a survey or the plan of the lot, if you have a copy
• if part of the home was rented or used for business, a sketch showing which part and its rough size

Rental history

If the property was rented at any time, send:

• the first lease or the first rental listing, which shows when it was first rented or offered for rent
• the lease and the rent at the valuation date
• for part of a home, which part was rented or used for business, and from when

Anything unusual

Tell us about anything a careful buyer would have wanted to know on the date:

• easements, covenants or a right of way
• heritage, flooding or bushfire controls
• a main road or a neighbouring use that affects the property
• defects or damage at the time, and repairs since
• a subdivision, rezoning or development approval
• sales you know of that you think are relevant, so the valuer can test them against the other evidence

What if you cannot find something?

Send what you have, and describe the rest in your own words. If something cannot be found, the report states what the valuer has assumed, so your accountant can see the basis of the value. The ATO’s guide says that where a valuer does not have all the information needed, the outstanding information should be identified in the report.

If the gaps are large, or the property is unusual, an inspection may suit better: see desktop or inspected. We tell you if we think so before anything is booked.

How to send it

Request a valuation with the address, the date and the reason. We confirm the valuer, fee and timing in writing, and nothing is booked or charged until you accept. Then send your records, quoting your reference. The Desktop CGT Valuation is $149 including GST, and records sent early speed it up: see how long a CGT valuation takes.

Keep copies of everything with your property records: see records to keep.