What Happens at a Remortgage Valuation?

Before the Valuation Visit

Once your remortgage application is submitted, the lender will arrange a valuation. If a physical valuation is required (rather than a desktop or drive-by assessment), here is what happens beforehand:

• The lender instructs a surveyor: The lender selects a surveyor from their approved panel to carry out the inspection. You do not choose the surveyor — this is arranged by the lender.
• An appointment is arranged: The surveyor or their office will contact you to arrange a convenient time for the visit. This usually happens within one to two weeks of the instruction.
• You may be asked about access: If there are any access issues (locked gates, security systems, specific parking requirements), let the surveyor know in advance.

In the meantime, you can prepare your property. While you do not need to go to great lengths, some basic preparation can help create a positive impression:

• Ensure all rooms are accessible (remove any items blocking doors or access points)
• If you have a loft hatch, make sure it is accessible
• Tidy the property so the surveyor can see the space clearly
• Gather details of any improvements you have made (dates, costs, planning permission, building control certificates)

What the Surveyor Inspects

During the visit, the surveyor carries out a visual inspection of the property. It is important to understand that this is a valuation, not a full structural survey. The surveyor is primarily interested in confirming the property's value for mortgage purposes, not in providing you with a detailed condition report.

Here is what they typically assess:

External inspection:

• Overall condition of the exterior walls, roof, windows, and doors
• Any visible signs of structural movement (cracks, bulging walls)
• Condition of guttering and drainage
• Condition of any outbuildings, garages, or extensions
• General state of the garden and grounds
• Access and parking

Internal inspection:

• Overall condition and state of repair of each room
• Evidence of damp, mould, or water damage
• Condition of the kitchen and bathroom
• Evidence of any structural alterations
• General layout and room sizes
• Loft space (if accessible)

The surveyor will also note the property type, construction method, number of bedrooms and reception rooms, and approximate floor area.

How Long Does the Visit Take?

A standard remortgage valuation visit typically takes between 15 and 45 minutes, depending on the size and complexity of the property.

• Standard house or flat: 15–30 minutes
• Larger properties: 30–45 minutes
• Properties with extensions, conversions, or unusual features: May take longer

The surveyor will work systematically through the property, making notes and taking measurements. They may also take photographs for their records and to accompany their report.

Do you need to be present? You do not necessarily need to be at the property during the valuation, but someone needs to provide access. If you cannot be there, you could arrange for a trusted person to let the surveyor in. However, being present can be useful in case the surveyor has questions about the property.

After the visit, the surveyor prepares their report and sends it to the lender. This typically takes a few days, though it can sometimes be completed on the same day for straightforward cases.

What Happens After the Valuation

Once the surveyor completes their report, the lender reviews it as part of the underwriting process. There are several possible outcomes:

Valuation meets or exceeds expectations:

• Your application proceeds as planned
• Your LTV is as expected (or better), and the quoted rate applies
• The lender moves forward to issuing the mortgage offer

Valuation is lower than expected:

• Your LTV is higher than anticipated, which may affect the rate you are offered
• In some cases, you may be pushed into a higher rate band
• If the LTV exceeds the lender's maximum, the application may be declined
• You may be offered the option to proceed at a different rate or with a different loan amount

Valuation identifies concerns:

• The surveyor may flag issues such as structural problems, subsidence risk, or non-standard construction
• The lender may request further investigation (such as a specialist report)
• In some cases, the lender may decline to lend on the property

Your broker or lender will communicate the outcome to you and explain your options if the valuation does not go as planned.

Tips for a Successful Valuation

While you cannot control the property market or comparable sales figures, there are steps you can take to give your property the best chance of achieving a fair valuation:

• Present the property well: A clean, tidy, well-maintained property makes a better impression than one that looks neglected. Fix any obvious minor issues before the visit.
• Highlight improvements: If you have carried out improvements such as a new kitchen, bathroom, extension, or loft conversion, make sure the surveyor is aware. Have certificates (planning permission, building regulations) available to show them.
• Provide comparable evidence: If you are aware of recent sales of similar properties in your area at prices that support your expected valuation, you can mention these to the surveyor (though they will conduct their own research).
• Be honest about any issues: If there are known problems with the property (historical subsidence, Japanese knotweed, etc.), it is better for the surveyor to know upfront. Attempting to hide issues can backfire if they are discovered later.
• Ensure good access: Make it easy for the surveyor to access all areas of the property, including the loft, outbuildings, and any extensions or conversions.

Desktop and Drive-By Valuations: What Is Different?

Not all remortgage valuations involve a surveyor visiting your property. Here is how the alternatives differ:

Desktop valuation:

• No visit to your property at all
• The valuation is based entirely on data — recent sales, property records, and algorithms
• Completed very quickly, often within 24–48 hours
• You do not need to do anything — it happens behind the scenes
• Increasingly common for straightforward remortgages at lower LTVs
• Usually free of charge

Drive-by valuation:

• A surveyor visits the property but only inspects it from the outside
• They assess the exterior condition, location, and street scene
• Faster than a full physical valuation
• Used when the lender wants visual confirmation but a full internal inspection is not considered necessary
• You may not even know it has happened, as no access is required

The type of valuation used is determined by the lender based on factors such as the property type, the LTV, and their own risk assessment. For most straightforward remortgages, a desktop or drive-by valuation is sufficient, making the process faster and simpler.