Eleven purposes, and who has to accept each report.
The purpose of a valuation determines who must accept the report, what evidence has to sit behind it, and whether the valuation date can be set in the past. A report prepared for a lender will not satisfy the Australian Taxation Office; a report prepared for a private decision will not survive a family law hearing. Below is every purpose RPV values residential property for, what each report has to answer to, and whether it can be retrospectively dated.
The whole picture on one table.
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| PURPOSE | WHO ACCEPTS THE REPORT | RETROSPECTIVE DATE | WHAT USUALLY GOES WRONG |
|---|---|---|---|
| Family law and separation | Federal Circuit and Family Court; both parties' solicitors | SOMETIMES | Each side commissioning its own valuer, then arguing about the difference rather than the property. |
| Deceased estate and probate | Supreme Court probate registry; the ATO; beneficiaries | ALWAYS | Using an agent's current appraisal for a date of death years earlier, then discovering the CGT cost base rests on it. |
| Capital gains tax | The ATO, on review or audit; your accountant | USUALLY | Getting the valuation date wrong. The legislation fixes it; a sensible-sounding date is not the same as the correct one. |
| SMSF asset valuation | The fund's approved SMSF auditor; the ATO | YES, TO 30 JUNE | Leaving it until the auditor asks. The evidence has to support market value at 30 June, not at the date you got around to it. |
| Stamp duty and related party transfer | Your state revenue office | SOMETIMES | Each office wants different evidence and has its own lodgement clock. Queensland, for example, generally requires lodgement within 30 days. |
| Pre-sale and pre-purchase | You. Nobody else needs to accept it | NOT USUALLY | Relying on an appraisal from someone whose fee depends on the sale happening. |
| Refinance and removing LMI | Your lender, at its discretion | NO | Assuming a lender must accept an independent report. Many will consider it; none are obliged to. Ask your lender first. |
| Land tax and rating objection | The state Valuer-General or revenue office | YES, TO NOTICE DATE | Missing the window. It is 60 days in almost every jurisdiction, it runs from a different trigger in each, and in the ACT it cannot be extended at all. |
| Insurance replacement cost | Your insurer, at renewal or on claim | NO | Confusing market value with rebuild cost. They are different numbers and insuring for the wrong one is discovered at the worst moment. |
| Market rent determination | Both parties to the lease, under the review clause | YES, TO REVIEW DATE | Not reading the lease. The clause usually prescribes the method, the date and sometimes the valuer's qualifications. |
| Compulsory acquisition | The acquiring authority; the relevant court or tribunal | YES, TO ACQUISITION DATE | Accepting the authority's first offer without independent advice on compensation beyond land value. |
Every purpose above has its own guide, naming the accepting authority, the date the law fixes and what usually goes wrong. If your situation does not fit any of them cleanly, call 1300 768 862 — the valuer will name the purpose, confirm the valuation date and quote a fixed fee in one conversation.
All eleven, written out in full.
Family law and separation
Single expert appointments under the Federal Circuit and Family Court (Family Law) Rules 2021, prepared for joint instruction.
Family law valuationsDeceased estate and probate
Retrospective date-of-death valuations for probate, distribution and the beneficiary's CGT cost base.
Date of death valuationsCapital gains tax
Market value at the date the legislation fixes, evidenced to the ATO's stated expectations.
How CGT valuation dates workSMSF asset valuation
Annual market value evidence at 30 June, prepared so the fund's auditor can rely on it.
SMSF valuation requirementsStamp duty and related party transfer
Duty is assessed on the higher of consideration and market value. Each revenue office has its own evidence rules and lodgement clock.
Duty evidence explainedPre-sale and pre-purchase
An independent figure before you list or before you sign, from a valuer with no commission on the outcome.
Before you signRefinance and removing LMI
Independent evidence for a lender review — and the one question to ask your lender before you pay for anything.
Lender evidenceLand tax and rating objection
Sixty days in almost every jurisdiction, from a different trigger in each, and unextendable in the ACT.
Objection deadlinesInsurance replacement cost
Rebuild cost including demolition, professional fees, current code compliance and escalation. Excludes land.
Rebuild costMarket rent determination
The lease clause governs the date, the assumptions and often the valuer’s qualifications. We read it first.
Rent reviewsCompulsory acquisition
Market value is one head of claim. Severance, injurious affection and disturbance are the ones most often missed.
Compensation headsNot on this list?
Describe the situation rather than the product. The valuer will name the purpose, identify the date the law fixes, and tell you if you don\u2019t need a valuation at all.
Describe the situation, not the product.
Most people arrive knowing what has happened, not what the valuation is called. A parent has died. A relationship has ended. An auditor has asked a question. A notice has arrived with a number on it that looks wrong.
Tell us that, and the valuer will name the purpose, identify the date the law fixes, and tell you what your accepting authority expects. Including, where it applies, that you do not need a valuation at all.
The rules, with 28 primary sources
What a report must contain, who may prepare one, and the objection deadlines in all eight jurisdictions.
Valuation, appraisal, bank valuation
Three different documents, three different purposes, and which authorities accept each.
What sets the fee
The four factors that determine the quote, and why there is no flat rate.
Where we cover, and what differs
Every capital city, with the state requirements and deadlines that apply in each.