At Fallows, we provide specialist RICS Red Book probate valuations for property portfolios across the South of England. These may include buy-to-let investments, HMO properties, farmland holdings, or mixed-use estates.
Valuing a portfolio presents very different challenges to valuing a single home. Our surveyors take into account regulatory, legislative, and market factors that directly affect both value and saleability — whether the portfolio is sold as a whole or broken into individual properties.
Buy-to-Let Properties and Market Pressures
The value of buy-to-let properties is no longer determined solely by location and rental income. Increasingly, legislation and environmental standards have a major influence:
- EPC Requirements: Minimum Energy Efficiency Standards (MEES) affect lettability and resale. Properties with low EPC ratings may require significant investment, reducing their current market value.
- Renters’ Rights Bill: The forthcoming ban on no-fault evictions will change how landlords manage tenancies and may affect investor appetite.
- Mortgage Availability: Lenders’ criteria on energy standards, HMO compliance, and tenancy security can further shape achievable values.
Our probate valuations reflect these market realities to provide a true open market assessment, not just a simple rental yield calculation.
Clear Spreadsheets for Executors & Portfolio Owners
As part of our probate valuation service for portfolios, we provide detailed spreadsheets setting out each property, its individual valuation, and any relevant notes (such as EPC rating, tenancy type, or licensing status). We know from experience that executors and portfolio owners find these invaluable — not only for probate, but also for ongoing management, refinancing, or restructuring decisions. By combining the formal Red Book valuation report with clear, accessible schedules, we give clients both the compliance they need and the practical tools they can use.
HMO Licensing and Compliance
Houses in Multiple Occupation (HMOs) carry licensing and compliance obligations which directly affect value. We assess:
- Whether licences are in place and transferable
- Compliance with local authority standards (fire safety, amenity space, etc.)
- Investor appetite for HMOs versus standard rentals
This ensures probate reports are accurate, HMRC-compliant, and realistic about future marketability.
Whole vs. Part Disposal
One of the key considerations in portfolio valuations is whether the assets are likely to be sold as:
- A single lot, attractive to institutional investors; or
- Individual properties, where sales may achieve higher aggregate values but take longer to complete.
Our reports include commentary on the likely route to sale, so executors and beneficiaries have clarity on both strategy and value.
Valuing Complex Portfolios
We regularly provide probate valuations for:
- Large buy-to-let portfolios spread across multiple towns or counties
- Mixed portfolios of residential, farmland, and commercial property
- Agricultural estates with both landholdings and let cottages
To keep costs proportionate, we do not need to inspect every property in a large portfolio. Instead, we inspect a representative sample and extrapolate values across the remainder, supported by market evidence. This approach ensures accuracy while keeping fees lower and minimising inconvenience to tenants.
Comprehensive Red Book Reporting
All portfolio probate valuations are prepared to RICS Red Book standards, with:
- Clear explanation of methodology (whole vs. parts)
- Supporting comparable evidence across property types
- Assessment of regulatory issues (EPCs, Renters’ Rights Bill, HMO licensing)
- HMRC-compliant statement of value as at the date of death
