Shared owners often ask whether improvements they paid for will increase the amount payable when staircasing. Government guidance recognises that a valuation may need to show both current market value and an unimproved value. The treatment depends on the lease, provider rules and whether the work had the required written permission.
Do not ask the valuer simply to remove the cost of the works. Cost and value are different concepts, and an improvement may add more, less or no measurable market value. The surveyor must follow the agreed scheme assumptions and evidence.
Current and unimproved value
Current market value reflects the home as it stands, including works that influence buyer demand. An unimproved value is an opinion under an assumption that specified qualifying improvements had not been carried out. It is not necessarily the original purchase price or current value minus invoices.
The provider uses the relevant figure under its scheme to calculate the transaction. The valuer does not decide the owner’s entitlement to disregard works.
Permission matters
Government guidance states that written landlord permission can determine whether improvement value is disregarded for standard staircasing. Work completed without permission may be treated differently and may create separate lease or consent issues.
Provide the approval letter, plans and completion evidence. A verbal discussion or contractor invoice may not establish that the landlord approved the alteration.
Improvement or maintenance?
Replacing a worn component, decorating or carrying out ordinary repairs may maintain marketability without creating a separate improvement value. Extensions, altered layouts or material upgrades may affect the market, but their contribution still depends on quality, usefulness and local buyer evidence.
The valuer should describe the adopted assumptions and avoid a mechanical pound-for-pound adjustment.
Prepare a clear evidence pack
Send the provider’s instruction, permission, plans, building-control or planning documents where relevant, invoices and photographs. Identify when each item was completed. The provider or solicitor should resolve uncertainty about contractual approval.
The report is limited to the stated shared ownership purpose, users and valuation date. It does not provide legal advice or guarantee the provider will disregard an improvement.
Where several alterations were completed at different times, create a schedule matching each item to its permission and evidence. This helps distinguish the assumed unimproved property from the actual home. It also avoids treating removable fittings, routine redecoration or repairs as though they were necessarily permanent value-enhancing works. Ask the provider to resolve disputed eligibility before relying on an adjusted figure.
- Provider’s current valuation requirements
- Written landlord consent
- Plans and description of works
- Completion and regulatory documents
- Before-and-after photographs where available
Advice for your property
Get the right professional inspection
Online guidance is useful, but it cannot account for the construction, condition and history of an individual property. Tell us what you are buying or need valued and we will explain the appropriate service.
Authoritative sources and further reading
The guide is general information, not property-specific, structural, legal, tax or financial advice. Source pages can change; consult the relevant professional for your circumstances.