Inspected CGT Valuation

The Inspected CGT Valuation adds a visit by the valuer to everything in the desktop valuation. Seeing the property lets the valuer check its condition and what has changed since your date. Here is what the inspection adds, when to choose it, how to get ready, and how it works.

What the inspection adds

• Everything in the desktop valuation
• An inspection of the property by the valuer
• Condition and changes since your date taken into account
• Reviewed and signed by a property valuer
• PDF report by email, ready for your accountant

At the inspection, the valuer measures or checks the floor area, takes photos and notes:

• the land: its size, shape, slope, frontage, aspect and views
• the building: its construction, age, condition, layout and the quality of the finishes
• other improvements, such as garaging, a pool, outbuildings and landscaping
• services and fittings, such as heating, cooling and solar
• the surroundings, such as street appeal, traffic and noise, and neighbouring uses

For a past date, the valuer still values the property as it was on that day. Seeing it now helps show what has changed since and what has not.

When to choose an inspected valuation

• the home is unusual, renovated or higher value
• the building is largely unchanged since the date, so the inspection shows it much as it was
• the date is recent
• your accountant wants an inspection

Views differ on how far to go. The Australian Property Institute, a professional body for valuers, describes a desktop report as an indicative value only, not a valuation report, and recommends a comprehensive inspection valuation report where the tax system relies on the value. The ATO’s guide says that where a valuation is straightforward, the report and records may be brief. Which suits your return is your accountant’s call.

For many standard homes the Desktop CGT Valuation, $149, suits. If we think an inspection suits your property better, we tell you before anything is booked.

Desktop or inspected at a glance

Getting ready for the inspection

• Arrange access to every part of the property, including garages, sheds and any locked rooms. You do not have to be there: a tenant, an agent or anyone you nominate can let the valuer in.
• List the improvements and when they were done, especially anything since your valuation date, with any council approvals.
• Mention anything the valuer cannot see, such as a new roof, rewiring or a known defect.
• Have plans, a recent rates notice and, for apartments and townhouses, strata records ready.

If the property is rented, give the tenant proper notice. In New South Wales and Victoria a landlord must give at least 7 days’ notice of entry for a valuation, and in New South Wales entry for a valuation is allowed once in any 12-month period. In the ACT and the Northern Territory, notice is set by each territory’s tenancy laws. A tenant can agree to an earlier time.

A valuer is not a building or pest inspector. They note visible condition but do not test the structure, wiring or plumbing, or check for pests, and the report states what it assumes.

How it works

1. Request online in about two minutes, with the address, the reason and the date.
2. We confirm the valuer, fee and timing in writing. Nothing is booked or charged until you accept.
3. The inspection is arranged with you or the person you nominate. Your valuer will tell you how long they expect to need on site.
4. You receive the signed PDF report by email.

A second valuation date in the same report is $149. Commercial, rural and development property, and anything likely to be worth more than $3 million, is quoted before anything is booked. Every fee is on the pricing page.