Remortgaging your home is a smart way to reduce monthly payments, access better interest rates, or release equity. Whether you're switching to a new lender or negotiating a better deal with your current one, it's a popular step for homeowners looking to make their mortgage work harder.
But before a lender agrees to your new deal, they need to know one key thing — how much your property is worth today. This is where many people ask: what is a remortgage valuation, and why does it matter?
A remortgage valuation is a short assessment of your home's current market value. It plays a vital role in calculating your loan-to-value (LTV) ratio, which directly affects the mortgage rates and deals available to you.
In this guide, we’ll explain:
What a remortgage valuation is and how it works
The difference between desktop and physical valuations
How long a remortgage valuation takes
What can go wrong — and how to avoid delays
How to prepare your property to support a fair outcome
What to do if your valuation comes in lower than expected
If you're unsure about the legal side, read our guide on do you need a solicitor to remortgage to learn more. Most valuations are quick and stress-free — especially when you know what to expect. Let’s take a closer look at the process and how to make sure yours goes smoothly.
A remortgage valuation is a property check carried out to confirm its current market value. This helps the lender decide whether the property is worth the amount you're asking to borrow.
Unlike a full survey, a remortgage valuation is usually brief and doesn’t include a detailed inspection of the property's structure. It’s carried out mainly for the lender’s benefit, not the homeowner’s. The goal is to ensure the loan is secure and matches the property's value.
The result of the valuation directly affects your loan-to-value (LTV) ratio — the percentage of the property's value you’re borrowing. A lower LTV often gives access to better mortgage rates, while a higher LTV may limit your options.
Remortgage valuations are often quicker and simpler than valuations carried out during a home purchase. In many cases, they’re completed remotely using recent sales data and automated systems.
A remortgage valuation gives lenders confidence that the property is worth what you’re asking to borrow. It confirms that the loan is backed by a valuable asset — your home. If you're remortgaging to release equity from your home, understanding your LTV is essential
The property’s current market value directly affects your loan-to-value (LTV) ratio. This ratio compares the size of your mortgage to the value of the property. For example, if your home is worth £250,000 and you want to borrow £150,000, your LTV is 60%.
Lenders use the LTV to decide what rates they can offer. A lower LTV usually means lower interest rates and better deals. A higher LTV — caused by a low valuation or a small amount of home equity — might limit your options or increase the cost.
Valuations protect both sides. For lenders, it ensures the loan is secure. For homeowners, it can open the door to more competitive mortgage offers if your home has gained value
When you apply for a new mortgage deal, your lender will arrange a remortgage valuation survey to check your property's current value. This helps them assess the risk and calculate your loan-to-value ratio. There are two main types of remortgage valuations, and which one you receive depends on the lender and property type.
A desktop valuation is carried out remotely. The lender uses an automated valuation model (AVM), which pulls data from recent local property sales, historical pricing trends, and online listings. It’s quick, data-driven, and doesn’t require any input from the homeowner.
If you’re offered a desktop valuation, you usually don’t need to do anything at all.
Some lenders request a physical property survey, especially if your home is unique, recently renovated, or harder to assess online. In this case, a surveyor will visit your home to carry out a basic inspection.
The survey usually lasts 15 to 30 minutes and covers:
Surveyors aren’t there to assess décor or furniture. Their focus is value, not lifestyle. However, a tidy home and clear access can help the visit go smoothly. If you've made improvements (like an extension or new kitchen), be ready to highlight these upgrades and share any documentation if asked.
Whether desktop or in-person, remortgage valuations are typically simple and low-stress. They’re designed to keep your remortgage on track. Not to trip you up
Many homeowners ask, how long does a remortgage valuation take? The answer depends on the type of valuation your lender chooses.
Desktop valuations are the fastest option. These automated assessments usually take between 1 and 3 working days to complete. Because there’s no need for a surveyor visit, this type of valuation can be processed almost immediately once your remortgage application reaches the valuation stage.
If the lender requests a physical property survey, the timeline is slightly longer. You’ll usually receive an appointment date within a week, depending on surveyor availability in your area. Once the visit has taken place, the surveyor typically submits their report within 2 to 5 days.
After the valuation is complete, your lender will review the report as part of their remortgage approval process. This can take another few days, depending on how quickly they process applications.
In most cases, the full remortgage valuation and approval process takes one to two weeks. While delays can happen, especially during busy periods, most valuations are completed swiftly and without issues. Staying in contact with your broker or lender helps keep everything on track.
While most valuations go smoothly, there are times when issues arise. Understanding common remortgage valuation problems can help you prepare and respond effectively.
One of the most frequent issues is a down-valuation. This is when the lender’s assessment values your property lower than expected. This affects your loan-to-value (LTV) ratio, which could limit the mortgage products available to you or reduce the amount you can borrow.
If your home was valued at £300,000 but the lender values it at £280,000, your LTV increases. This could possibly pushing you into a less favourable rate bracket.
Surveyors may flag issues such as damp, subsidence, roof problems, or general disrepair. These can reduce the property's value and make lenders more cautious, particularly if the defects affect the property’s ability to act as security for the loan.
Even cosmetic issues won’t usually impact the valuation, but structural or long-term maintenance problems can trigger delays or even a rejection.
Falling property prices or slow local sales can also contribute to valuation issues. If several nearby properties have sold below asking price, this could lower your home's estimated value, even if it's in good condition.
If you're affected by a valuation issue, you still have options:
For more complex situations, such as disputes over valuation reports or delays affecting legal progress, TBI Conveyancing Solicitors can help. Our team offers clear legal advice and support throughout the remortgage process, helping you navigate any issues with confidence.
Although remortgage valuations are usually straightforward, a little preparation can help ensure things go smoothly. While surveyors focus on facts such as: condition, size, and market data, presenting your property well still matters.
Tidy, clean spaces help surveyors move around easily and form a clear view of the home’s layout and condition. Remove clutter, open curtains, and make sure key areas (like kitchens and bathrooms) are clean and accessible.
While surveyors won’t be influenced by décor, a well-maintained property shows signs of regular upkeep, which supports a fair assessment.
If you've made improvements (such as a new kitchen, bathroom upgrades, or an extension) mention them during the visit. Although not every upgrade increases value, many can influence the outcome, especially if they align with local market expectations.
Be ready to explain when the work was done and what it involved.
If you have paperwork for major works, have it to hand. Useful documents include:
This is especially important for anything that adds space or function, such as loft conversions or conservatories.
Preparing for your remortgage valuation survey doesn’t require major effort. Just a few simple steps that present your home clearly and professionally. These small actions can support a smooth, accurate valuation that reflects your home’s true worth.
What happens during a remortgage valuation?
During a remortgage valuation, a lender assesses your property's current market value to support the loan application. This may be done through a desktop valuation, which uses online data and sales comparisons, or a physical property survey where a surveyor visits to inspect the home's condition, size, and location. The outcome influences your loan-to-value ratio and available mortgage deals.
A remortgage valuation usually takes 1–3 working days for desktop assessments. If a physical survey is required, appointments are typically arranged within a week, and the report follows within a few days. Lender approval may take another few days after receiving the valuation.
A remortgage valuation is a basic check to confirm your property's market value for the lender. It doesn’t assess structural integrity or identify defects. A full building survey is a detailed inspection requested by the buyer and includes condition reports, structural issues, and repair advice. The two serve different purposes and shouldn’t be confused.
Common remortgage valuation problems include down-valuations, where the property is valued lower than expected, and issues identified by the surveyor such as damp, subsidence, or poor maintenance. Falling local property prices and lack of recent sales data can also affect valuation outcomes.
Your property's remortgage value depends on recent local sale prices, its condition, size, and location. Lenders use either a desktop model or a survey to assess its value. To get an estimate, check similar properties sold nearby or speak to a mortgage broker before applying.
A remortgage valuation is a routine but important part of switching your mortgage deal. It allows lenders to confirm the property’s current market value and helps determine the loan-to-value ratio, which influences the offers you’ll receive.
While there’s a chance that issues may arise, most valuations are completed quickly and without problems. Understanding what to expect (and how to prepare) puts you in a strong position to remortgage successfully.
Not sure if remortgaging is right for you? Read about alternatives to equity release for other financial options.
If you face any complications or legal queries during the remortgage process, TBI Law can help. Our expert property team is here to provide clear, trusted advice to keep your transaction on track. Book an appointment at one of our offices: Hartlepool, Barnard Castle, Stockton, Wynyard or Sunderland. Or arrange for a member of our team to contact you
