Thousands of people across England bought their first home using the government's Help to Buy equity loan scheme. If you're one of them, at some point you'll need a formal RICS valuation — whether you want to repay the equity loan, remortgage, or sell your property. This article explains exactly what's required, how the process works, what the valuation involves, and how to get it done efficiently in East Sussex and Kent.
What Is the Help to Buy Equity Loan Scheme?
The Help to Buy: Equity Loan scheme ran in England from 2013 and closed to new applications in October 2022. It allowed first-time buyers to purchase a new-build home with as little as a 5% deposit. The government lent you up to 20% of the property's value (40% in London) interest-free for the first five years, with a mortgage covering the remaining amount.
The loan doesn't disappear when you move in — it remains a percentage of your property's current market value. So when you repay it (either through selling or 'staircasing'), the amount you repay reflects the current value of your home, not the original amount you borrowed. If your property has risen in value, you repay more; if it has fallen, you repay less.
This percentage-based structure is why an accurate, independent RICS valuation is so critically important — and why Homes England requires it to be carried out by a qualified, independent RICS registered valuer rather than an estate agent or your mortgage lender.
When Do You Need a Help to Buy Valuation?
You'll need a formal RICS valuation when you want to:
- Repay the equity loan in full — for example, when you've built up enough equity to clear the government's stake through remortgaging or savings
- Partially repay the equity loan ('staircase') — you can repay a minimum of 10% of the property's current value at any time
- Sell your home — the valuation establishes the market value on which your repayment figure is calculated
Homes England requires that the valuation is carried out by a RICS registered valuer and is no more than 3 months old at the time of repayment or sale. It cannot be carried out by your mortgage lender's valuer. This independence requirement exists to protect both you and the taxpayer — and it is non-negotiable.
It is worth noting that if your transaction takes longer than anticipated and the valuation expires (i.e., becomes more than 3 months old before completion), you will need to commission a new valuation. This is one reason why we advise clients to instruct us at the right point in the process — not too early, and not so late that the report expires before it can be used.
What Does a Help to Buy Valuation Involve?
Our RICS registered valuer will contact you to arrange a convenient inspection appointment. For a standard new-build home, the inspection typically takes between 30 and 60 minutes. During the visit, we require access to all rooms in the property, including the loft (if accessible), garage, outbuildings and garden.
We assess the property's general condition, note any improvements or alterations made since purchase, and confirm the key physical attributes — size, accommodation, layout and features — that will inform the valuation. Following the inspection, we carry out a detailed comparable market analysis, identifying recent sales of similar properties in your local area to establish the current open market value.
The formal written valuation report is then prepared and addressed to Homes England (as required by their criteria). It is delivered to you as a PDF, signed by a RICS registered valuer, and complies with the RICS Valuation — Global Standards (the Red Book). You then submit the report to your Help to Buy agent as part of the equity loan repayment or redemption application process.
"Help to Buy valuations need to be accurate and defensible, because Homes England may query the value if it seems too low or too high. I always ensure my comparable evidence is well-chosen and well-presented so the report stands up to scrutiny — and I haven't had a valuation challenged yet." — Sophie Whitmore, RICS Registered Valuer, Crowborough Surveyors
What Comparable Evidence Do We Use?
The market value we determine is based on recent sales of comparable properties — homes of a similar type, size, age, condition and location to yours. In the East Sussex market, we have access to a comprehensive database of recent comparable sales and are well-versed in the local new-build and resale market across Crowborough, Uckfield, Heathfield, Tunbridge Wells and the surrounding areas.
When selecting comparables, we consider:
- Properties of the same type (detached, semi-detached, terrace, flat)
- Similar floor area and bedroom count
- Similar age and specification — particularly important for new-builds where specification varies significantly between developers
- Proximity to your property and any locational adjustments required
- Time of sale — we prioritise the most recent evidence and adjust for any market movement since the comparable sale
The quality and selection of comparable evidence is what distinguishes a robust, defensible Help to Buy valuation from a superficial one. Homes England's administering agents are experienced at reviewing these reports and will challenge valuations where the evidence base appears weak.
Can Homes England Dispute My Valuation?
Yes. Homes England reserves the right to appoint their own RICS registered valuer to carry out a 'desk-based review' of your submitted valuation. If their reviewer disagrees with the value significantly, they can request a further independent valuation.
In our experience, valuations that are well-evidenced, clearly presented and appropriately benchmarked against recent sales are rarely challenged. However, if there is a significant discrepancy — for example, if the submitted valuation appears very low relative to recent sales in the area — Homes England will investigate.
If a dispute arises, the process is managed through your Help to Buy agent. Our valuers are always willing to discuss their methodology and supporting evidence with reviewing valuers, and we have a strong track record of valuations being accepted without amendment.
How Long Does the Valuation Take?
We typically arrange the inspection within 1–2 weeks of enquiry and deliver the completed valuation report within 5 working days of the inspection. If you're working to a specific deadline — for example, a mortgage product expiry or a planned completion date — please let us know when you enquire and we will aim to prioritise your instruction accordingly.
For clients who need a faster turnaround, we can often arrange priority appointments and expedited reporting. Please contact us to discuss your timeline.
How Much Does a Help to Buy Valuation Cost?
Our Help to Buy valuation fees are fixed, transparent and competitive. We will always confirm the fee in writing before we begin. The exact cost depends on the size, type and location of your property. As a guide, fees for most standard new-build homes in East Sussex and Kent range from £250 to £450 inclusive of VAT, with no hidden charges.
Contact us for a quick, no-obligation fee quote for your specific property. We respond to all enquiries within one business day.
Can I Use an Estate Agent's Valuation Instead?
No. Homes England explicitly requires a formal RICS valuation report prepared by a RICS registered valuer. An estate agent's market appraisal — however detailed it may be — is not a formal valuation under RICS standards and will be rejected by your Help to Buy agent without exception. This requirement is set by Homes England and cannot be waived.
Be wary of online 'instant valuations' or automated valuation model (AVM) reports — these are not acceptable either. Only an in-person inspection by a RICS registered valuer, resulting in a written report addressed to Homes England and signed by the valuer, will satisfy the requirement.
What Happens After I Submit the Valuation?
Once you submit the valuation report to your Help to Buy agent, they will process the redemption application. If they are satisfied with the report, they will issue a Redemption Statement showing the amount you need to pay to clear the equity loan. This figure will be the relevant percentage of the market value stated in your RICS valuation report.
You then arrange for your solicitor to handle the financial transaction — whether that's through a remortgage, savings, or proceeds from the sale. The equity loan is registered as a second charge on your property and will be removed from the Land Registry once repaid in full.
It is important that your solicitor is aware of the Help to Buy redemption process and has experience dealing with Homes England — not all conveyancing solicitors are equally familiar with the process.
Help to Buy Valuations in East Sussex and Kent
Crowborough Surveyors is based in Crowborough, East Sussex, and we carry out Help to Buy valuations across the full range of our coverage area, including:
- Crowborough and the High Weald
- Uckfield, Heathfield and Wealden
- Tunbridge Wells and surrounding Kent villages
- Haywards Heath, East Grinstead and West Sussex
- Eastbourne, Lewes and coastal East Sussex
We have detailed knowledge of new-build development in East Sussex, including many of the estates where Help to Buy properties were built. This local market knowledge means our valuations are grounded in genuine comparable evidence rather than generic estimates.
Key timing tip
The valuation must be dated no more than 3 months before the repayment date. If the process takes longer than expected — which is common in remortgage transactions — you may need to commission a new valuation. Instruct us at the right point: not too early that the report expires, but with enough lead time to complete the process comfortably. We are happy to advise on timing during your initial enquiry.
