Professional Estate Services

Probate House Contents Valuation

HMRC-compliant probate contents valuations covering an entire household in a single visit. Furniture, silver, jewellery, pictures and general effects assessed at Open Market Value.

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What Is a Probate House Contents Valuation?

A probate contents valuation covers everything inside the property — furniture, pictures, silver, ceramics, jewellery, books, and the general household effects that make up the bulk of most homes. HMRC requires the contents of the estate to be declared at Open Market Value, and while individual items worth over £1,500 must be valued separately, the remaining contents still need a credible, defensible figure rather than a guess.

Contents valuations are where estates most often go wrong in both directions. Executors commonly declare a token figure — or nothing at all — for house contents, which invites HMRC enquiry, because the Valuation Office knows every furnished home has contents worth something. Equally common is the opposite error: valuing contents at what the family paid for them, or at insurance replacement figures, which overstates the estate and inflates the Inheritance Tax bill.

A single home visit from a qualified generalist valuer resolves both risks. The valuer works room by room, identifies anything that crosses the £1,500 threshold for individual listing, and produces a grouped Open Market Value for the residue — a complete record suitable for the IHT400 and its household goods schedule.

For an overview of when a valuation is required and what HMRC expects across every type of estate asset, see our complete guide to probate valuations.

Why You Need a Professional House Contents Valuation

The value in house contents is rarely where families expect it. Modern furniture and electricals typically have minimal auction value, while an overlooked picture, a drawer of jewellery, or a canteen of silver cutlery can each exceed the £1,500 individual-item threshold. Without a professional room-by-room assessment, executors either miss these items or waste effort itemising things with no material value.

HMRC expects the estate return to distinguish between items of significant value — individually listed and valued — and general household effects, which may be grouped with a collective figure. Schedule IHT407 (household and personal goods) asks specifically about jewellery, vehicles, antiques and collections before the general contents figure. A professional contents valuation is structured around exactly these categories.

For families, an itemised contents valuation also provides the practical foundation for clearing the property: what should be sold at auction, what can go to a house clearance firm, and what beneficiaries may wish to keep at an agreed value. This frequently saves more than the valuation costs.

What We Value

Complete household contents, room by room
Furniture, pictures and mirrors
Silver, plate and metalware
Ceramics, glass and decorative items
Jewellery, watches and small valuables
Books, collections and memorabilia
Garage, shed and outbuilding contents
General household effects (grouped residue)

HMRC Rules for House Contents Valuations

HMRC requires any single item of household contents worth more than £1,500 to be individually valued at Open Market Value. The remaining contents may be declared as a grouped estimate, but the estimate must be realistic and defensible — a nil or nominal figure for a furnished house is a known red flag that can trigger an enquiry into the whole return.

Open Market Value for household contents means the price items would achieve at auction or through the second-hand market on the date of death — not replacement cost. For most everyday furniture and effects this is modest, which is precisely why an accurate grouped figure protects the estate from overpaying tax while remaining credible to HMRC.

The House Contents Valuation Process

The valuer visits the property and works through every room, including lofts, garages, sheds and outbuildings. Anything of potential individual value — silver, jewellery, pictures, clocks, collections — is examined, photographed and assessed separately. The general contents are recorded room by room and valued as grouped lots, the way they would realistically be sold.

Where the visit uncovers items needing deeper specialist input — a painting of real significance, a valuable watch, a classic car in the garage — the valuer flags them and a category specialist is brought in for that item alone, so the estate pays for specialist expertise only where it is justified.

The completed report lists individually valued items with descriptions, photographs and Open Market Values, followed by the grouped household contents figure, structured to transfer directly onto the IHT400 and IHT407. Reports are typically delivered within 5 to 10 working days of the visit.

How Much Does a House Contents Valuation Cost?

A typical probate house contents valuation costs £100–£300 per visit. Fees vary depending on the complexity of the item, the level of research required, and whether a home visit is needed. Discounts are often available when multiple items are assessed in a single appointment.

Probate valuation fees are a legitimate estate expense and can be deducted before calculating Inheritance Tax. The estate, not the executor personally, bears the cost.

For a full breakdown of probate valuation cost across every asset type, with worked examples for typical estates, see our cost guide.

View Full Cost Guide

Frequently Asked Questions

What is the average value of house contents for probate?

Most furnished homes have general contents worth between £2,000 and £10,000 at Open Market Value — far less than families expect, because second-hand furniture and electricals fetch little at auction. The real value usually sits in specific items: jewellery, silver, pictures, clocks or collections, any of which must be individually valued if worth over £1,500. Declaring a nil or token figure for contents is a known HMRC red flag; a realistic grouped figure protects the estate.

Do I have to value house contents for probate?

Yes. Household and personal goods form part of the estate and must be declared at Open Market Value on schedule IHT407 where the estate requires an IHT400. Items worth over £1,500 each must be professionally valued and listed individually; the remaining contents may be declared as a reasonable grouped estimate. Even where no Inheritance Tax is due, the probate application requires a credible estate value that includes contents.

Can house contents be valued in a single visit?

Usually, yes. A qualified generalist valuer works through the property room by room — including lofts, garages and outbuildings — in one visit of typically two to four hours. Items needing deeper specialist input, such as a significant painting or a classic car, are flagged during the visit and referred to a category specialist, so the estate pays for specialist expertise only where justified.

Related Valuations

Probate Antiques Valuation

From £100–£300 per visit

Probate Estate Valuation

From £350–£1,600 per estate

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