house contents

When applying for probate, house contents often get mistakenly overlooked. From furniture and jewellery to electronics and collectibles, all personal possessions (or “chattels”) must be included when calculating the value of an estate.

While not every lamp or kitchen chair needs a detailed appraisal, executors must still provide an accurate, fair estimate based on what the contents would sell for, not what they cost or are insured for. This guide explains when a simple figure is enough, when a more detailed breakdown is required, and how to approach contents valuations with clarity and confidence.

What Counts as “House Contents”?

In probate terms, house contents refer to all the personal possessions the deceased owned at home, known legally as “chattels.” This includes furniture, white goods, electronics, jewellery, artwork, clothing, appliances, ornaments and collections. HMRC expects all of it to be considered when calculating the gross estate value.

Executors sometimes assume only high-value items need to be listed, but even modest belongings must be included. While day-to-day items like bedding or crockery may only have nominal value, they still form part of the estate and shouldn’t be left out entirely.

When Can You Use a Simple Estimate?

HMRC offers a practical shortcut for lower-value estates: if the total value of house contents is expected to be under £1,500, a formal valuation isn’t required. In those cases, executors can provide a reasonable estimate, for example “Household contents – approx. £1,000” as long as it is an accurate reflection of the open market value (i.e. what the items would fetch second-hand).

In reality, executors are much more likely to overvalue house contents than undervalue them. A national survey by Swift Values showed that 80% of people overestimated household contents, often using retail or insurance prices. One £1,000 sofa, for example, was realistically worth just £100 for probate, but most guessed much more.

To avoid paying unnecessary inheritance tax estimates should reflect resale value, in other words what you’d expect to achieve at auction or a clearance sale, not purchase price. Even when estimating, executors should document major items (and ideally keep photos) in case HMRC later asks for justification.

When You Must Get House Contents Professionally Valued for Probate

If the house contains any valuable items, or the contents as a whole clearly exceeds around £1,500 then a formal valuation is advised.

HMRC’s inheritance tax schedule IHT407 also specifically requires executors to list:

• Any individual item of jewellery worth over £1,500
• Any collections, antiques or artworks, regardless of value

But here’s the reality: HMRC doesn’t define a minimum threshold for antiques or collectibles, and guidance is vague. At Swift Values, we’ve contacted HMRC directly for clarification and found that, in practice, the £1,500 figure used for jewellery is often applied as a reasonable threshold across all categories. This rule of thumb is widely used by solicitors and valuers to decide which items merit listing or professional appraisal.

As Mark Littler, founder of Swift Values, explains:

“HMRC doesn’t care what something cost or what it’s insured for. They want to know what it would fetch on the open market on the date of death, and that’s often far lower than people expect.”

Professional valuations help executors identify which contents truly matter for tax purposes, and avoid overpaying or missing something important. It’s especially worth seeking help if the estate includes any jewellery, artworks, silver, watches, or inherited antiques.

How Should House Contents Be Valued for Probate?

All personal possessions must be valued on an open market basis, as defined in Section 160 of the Inheritance Tax Act 1984. That means the amount the item would realistically sell for, not what it cost, not what it’s insured for, and not its sentimental value.

For most household items, this often comes as a surprise. A £6,000 sofa may be worth £200 or less. A diamond ring bought for £5,000 might fetch just £1,000 at auction. These are probate values, and they’re typically much lower than people assume.

As Katy Littler, chartered financial planner and director at Swift Values, notes:

“Using inflated insurance values can lead to families needlessly overpaying inheritance tax. Executors should ensure contents are valued as if being sold today on the second hand market as that’s the figure HMRC expects to see.”

Think auction results, estate clearances, or online resale, not new-for-old replacement prices. This is also why DIY estimates, while acceptable in simple cases, can be risky if based on guesswork or outdated figures.

Estimating vs Getting Help: What Should Executors Do?

If the contents appear modest, for example, standard furniture, basic electronics and no visible jewellery or collections, an executor might reasonably provide a total estimate, backed by a photo inventory. But if there’s any doubt about value, or the estate may cross the inheritance tax threshold, a professional valuation is the safest route.

A qualified valuer can flag valuable pieces, provide HMRC-compliant figures, and help avoid the risks of both over- and under-valuation.

At Swift Values, we offer two core options:

• A £99+VAT remote house contents valuation using room-by-room photographs, ideal for typical estates
• Full in-person valuations for higher-value or more complex estates, with itemised reports and photographic documentation

Both routes are fast, independent, and focused solely on fair market value, not resale or sales commissions.

Getting a valuation done properly doesn’t just protect against tax errors; it also provides clarity for beneficiaries and closes the door on disputes about “what Grandma’s things were worth.”