A valuation report can look dense, but a handful of sections carry most of the meaning. Knowing where to look tells you quickly whether the report is sound and what the figure really represents.
The sections that matter
- Purpose & basis of value — e.g. market value for mortgage, or forced-sale value. These are deliberately different numbers.
- Property description & tenure — confirm the address, title number, size and use match reality.
- Assumptions & conditions — what the valuer took as given (clean title, no hidden defects, lawful use).
- Methodology & comparables — the evidence behind the figure.
- The valuation figures — typically market value, and often forced-sale and insurance reinstatement values.
Who should sign it
For a report a lender or court will accept, it should be prepared and signed by a registered valuer working to professional standards — the discipline upheld locally by the Institution of Surveyors of Kenya (ISK) and internationally by RICS. A signature from an unregistered party is a red flag in itself.
Other red flags
Be wary of reports with no comparable evidence, a value that ignores obvious defects, or a brief that doesn’t match your intended use. A reliable report is internally consistent: the description, the evidence and the conclusion all point in the same direction.
The sections that matter most
A well-prepared report follows a clear structure. Look first for the instruction and purpose — who commissioned it and why — because the purpose dictates the basis of value. Then the property description and tenure, the basis and date of value, the methodology, the assumptions and limiting conditions, and finally the opinion of value with the valuer’s signature and registration details.
Basis of value and assumptions
“Market Value” is the most common basis, but a report may instead state Forced Sale Value, Insurance or Reinstatement Value, or Investment Value — and these can differ widely. Read the assumptions carefully: they set out what the valuer took as given, for example a clean title, vacant possession, or compliance with approvals. If an assumption does not hold, the figure may not either.
Methodology and the valuation date
The report should explain which approach was used and why. The valuation date is critical — a value is a snapshot in time, and markets move. A figure from a year ago may no longer reflect today’s market, which is why lenders typically require recent valuations.
Questions worth asking
If anything is unclear, ask: Is the basis of value right for my purpose? What comparable evidence supports the figure? Are there any encumbrances or risks noted? A credible valuer welcomes these questions. Speak to our valuation team if you would like a report explained or a second opinion.
