Expert Probate

House Contents Valuations

HMRC Compliant Reports

Professional Probate Valuations for House Contents

Managing an estate is challenging, but valuing house contents for probate doesn’t have to be. At Swift Values, we provide expert house contents valuations for probate, whether you’re a solicitor handling an estate or an executor managing a loved one’s affairs.

We offer HMRC-compliant valuations for general household contents through both our online and in-person services, making the process straightforward and stress-free.

Unsure where to start? Our £99 online valuation provides a broad estimate of your property’s contents and identifies whether further assessment is needed.

Start Your House Contents Valuation Today

Begin with a cost-effective online valuation or arrange a comprehensive in-person visit — both fully HMRC-compliant.

For Private Executors

Quick, secure booking for probate valuations.

Start Valuation

For Solicitors

Access your portal to manage valuations and track reports.

Choose The Right Valuation Approach For Your House Contents

Whether you’re dealing with the contents of a flat or an entire property, we offer two probate valuation services to suit your needs — a quick and convenient online valuation based on photos, or a detailed in-person assessment where greater accuracy is required.

Online Valuation – £99+VAT Per Property

Who Is It For?

Not every estate contains high-value items, but HMRC still expects executors to show reasonable care when valuing contents. Our online valuation is a fast, affordable way to meet that duty without overpaying for services you may not need.

It’s an ideal starting point for most estates, helping you identify when further investigation is needed, while avoiding unnecessary site visits.

Click here to view an example online contents valuation report

Submit Photographs
Upload clear, well-lit images of each room, along with any individual items you think may be of particular interest or value.
Specialist Assessment
A qualified valuer will review the images, assess the contents, and prepare an open-market valuation based on what is visible.
Receive Your Report
You’ll receive a professionally prepared valuation report, along with expert guidance on whether any items warrant further inspection or an in-person visit.

Our online valuation covers the full contents of a property for £99+VAT. Think of it like seeing a GP — a general overview from an expert.

If you also need jewellery, watches, cars or motorbikes assessed, a specialist (your consultant) will step in. That’s £25+VAT per category.

Online and In Person Probate Valuations6

In-Person Valuation – From £249+VAT

Who Is It For?

If the estate includes antiques, higher-value items, or you simply prefer to speak directly with a valuer, our in-person service is the best option.

An expert will visit the property, carry out a detailed room-by-room appraisal, and deliver a comprehensive HMRC-compliant report within around 7 days.

Click here to view an example £249 in person report

Book a Time
Choose a convenient date and time for your valuation using our online booking system or by contacting our team directly.
On-Site Valuation
A qualified valuer will meet you at the property, conduct a thorough room-by-room assessment, and document key items for the report.
Receive Your Report
You’ll receive a detailed, HMRC-compliant valuation report within approximately 7 days, including itemised values and expert notes.

North West & Wales
£249+VAT for the first hour, then £124.50 per half-hour, plus 45p+VAT per mile.

Greater London & Home Counties
£498+VAT minimum charge (covers first two hours), then £124.50 per half-hour. Travel included.

Formal reports are provided after each visit and meet HMRC and Court of Protection standards.

We offer both online and in-person probate valuations, each providing HMRC-compliant reports under Section 160 of the Inheritance Tax Act 1984. Our valuers will recommend further research or a site visit if any items appear particularly valuable, unusual, or require closer inspection.

“Valuations are the biggest single area of risk, accounting for a large part of our compliance checks. It is important to properly ascertain the value of assets. For assets with a material value you are strongly advised to instruct a qualified independent valuer.”

Source: Inheritance Tax Toolkit, HMRC, Published July 2018

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What You Receive from a Swift Values House Contents Valuation

Every valuation report we provide is fully HMRC-compliant, ensuring a smooth probate process with accurate and defensible valuations. Whether you choose an online or in-person service, you will receive a professional assessment prepared by a qualified jewellery specialist.

Click the sections below to see what’s included in your report, along with pricing and typical turnaround times.

Included in Your House Contents Probate Valuation Report

Included in Our Valuation Report	Why It Matters
HMRC-Compliant Open Market Valuation	Meets Inheritance Tax Act 1984 Section 160 requirements for accurate probate reporting.
Professional Valuation Opinion	An expert assessment of the contents’ worth based on market conditions.
Clear Valuation Format	Online valuations provide a valuation range and suggested next steps. In-person valuations provide a categoric value for each item over the £1,500 threshold.
Item Descriptions & Condition Notes	Key details on furnishings, decorative pieces, and significant personal effects.
Photographs	Visual documentation for probate records and future reference.
Specialist Input Where Needed	If an item requires further expertise (e.g., artwork, antiques), we provide clear recommendations.
Next Steps Guidance (Online Valuation Only)	Advice on whether further inspection or formal valuation is necessary.

Pricing & Turnaround

Service Type	Description	Price (ex. VAT)	Turnaround Time
Online Valuation	Ideal for assessing entire rooms or contents when unsure of value.	£99 per estate	1-2 working days
In-Person Valuation	Home visit by a qualified valuer. Best for high-value contents.	From £249	Report within 7 days

Common Questions About House Contents Valuations for Probate

How Is Probate Value Different from Insurance Value?

What is probate value?
Probate value refers to the open market value of an item at the time of death, as defined under Section 160 of the Inheritance Tax Act 1984. It reflects what the item might reasonably fetch if sold at auction or on the second-hand market. This is the figure HMRC uses to calculate inheritance tax and is not based on original purchase price or retail value.

What is insurance value?
Insurance value represents the cost of replacing an item with a new equivalent of similar quality. It tends to be higher than probate value because it reflects current retail prices or the cost of commissioning a like-for-like replacement, rather than what the item might sell for second-hand.

Why are the two values different?
Probate value considers likely sale proceeds in today’s market, while insurance value is about replacement cost. For example, a watch might be worth £500 at auction (probate value) but cost £2,000 to replace new (insurance value). Each serves a different legal and financial purpose.
Do I Need to Value Every Item in the House for Probate?

You don’t need to list every single item individually. HMRC requires a fair and realistic open market valuation of the contents, rather than a full inventory of every object in the house.

In most cases, everyday items like furniture, kitchenware or personal effects are grouped together and given a combined value. The focus is on identifying items of potential significance or higher value—typically anything likely to be worth more than £500 to £1,500. Our experts will highlight anything that may need more detailed assessment and ensure the report meets HMRC’s expectations without overcomplicating the process.
What if I’m an Executor Living Abroad?

That’s no problem. Our online valuation service is designed to work seamlessly for international executors. You can begin the process remotely by uploading photographs and information from anywhere in the world.

If a site visit is required, we’ll handle the logistics by sending a valuer to the property or liaising directly with your UK-based contacts. You won’t need to travel to the UK to get things moving.
Will an online valuation accepted by HMRC for probate?

Yes. All our online valuation reports are fully HMRC-compliant and meet the standards required under Section 160 of the Inheritance Tax Act 1984. For many estates, especially those without high-value collections, an online valuation is a cost-effective and legally valid way to provide open-market values. If we spot anything that may need closer inspection, we’ll let you know and recommend next steps.

Why Choose a Professional Probate Valuation for House Contents?

Protecting Executors and Legal Professionals

We offer expert, cost-effective valuations tailored to probate requirements. Whether online or in-person, our swift and reliable service ensures accuracy, compliance, and peace of mind, helping you navigate the probate process with confidence.

The Risks of Incorrect Valuations: Incorrect valuations during probate can lead to serious consequences. Over- or under-valuing household contents risks HMRC penalties and tax issues, creating unnecessary burdens. Inaccurate assessments slow down estate administration and delay asset distribution. They can also trigger family conflicts, as misjudged values often lead to inheritance disputes that strain relationships during an already difficult time.

Ensure accuracy and compliance – start your valuation today.

The Benefits of a Professional Valuation with Swift Values:

✔ HMRC-compliant reports – Fully accepted for probate and estate settlement under Section 160 of the Inheritance Tax Act 1984.
✔ Accurate open-market pricing – Avoids overpayment of inheritance tax or undervaluing assets.
✔ Expert assessment – Our experienced valuers carefully assess household contents and general items, providing accurate probate valuations while identifying any pieces of particular significance within the estate.
✔ Convenient services – Choose between an affordable online valuation or an in-person expert visit for larger collections.
✔ Trusted by solicitors – Our valuations are relied upon by legal professionals across the UK.

Need Help or Have Questions?

We’re here to support you — whether you need guidance choosing the right service or have questions about an ongoing valuation.

Call us: +44 (0)330 088 4099
Email: enquiries@swiftvalues.co.uk

For Private Executors

Quick, secure booking for probate valuations.

Start Valuation

For Solicitors

Access your portal to manage valuations and track reports.