Identify assets and debts

Before you can value the deceased’s money, property and possessions (their estate) , you’ll need to identify the things they owned (their assets) and their debts. Assets include things like bank accounts, savings and pensions, as well as property, household goods and personal items. Debts include things like utility bills, mortgages and money owed on credit cards. They also include funeral expenses, such as the cost of a funeral director, a headstone or plaque and refreshments. You’ll then need to: find out which organisations to contact (you can do this by searching through the deceased’s papers or asking friends, family and any solicitor or accountant they had) write to these organisations asking for the value of the asset or debt when the person died (you’ll need to include a copy of the death certificate) Which organisations to contact Organisations that hold a person’s assets often include: their bank their pension provider - ask if you should include any private pension when you value the estate their employer - the person may be owed wages any companies they held shares in - include the number of shares, company details and the share certificate number (if you have it) National Savings and Investments (NS&I) for Premium Bonds - use the free tracing service if you cannot find certificates other organisations that hold assets like ISAs, shares, investments or assets in a trust their landlord, if they had one - the person may have paid rent in advance In your letter to the bank, also ask for: any standing orders and direct debits to be stopped (or transferred if they were in a joint name) a list of any share certificates or deeds they were holding for the person who died If the person had a mortgage Ask the mortgage lender if they require payments to continue while you’re applying for probate. If they do, you need to either: pay these bills yourself - and reclaim them from the estate once you’ve got probate check if the person had a life assurance or mortgage protection policy that covers these payments

Estimate the estate’s value

You need an estimate of the estate’s value (the deceased’s money, property and possessions), to find out if there’s Inheritance Tax to pay. The estate will not have to pay tax as long as one of the following applies: it all passes to the spouse or civil partner of the person who died it all passes to a charity or a community amateur sports club it has a value below the Inheritance Tax threshold of £325,000 If the person who died was widowed or is giving away their home to their children, the tax threshold can be higher . Working out your estimate You need to estimate the total value of the estate. This includes: the value of the things the person owned (their assets) on the day they died any gifts they made, such as cash or items of value, in the 7 years before they died the value of any trusts where the person had a beneficial interest At this stage, your estimate only needs to be accurate enough for you to know if the estate owes tax. You’ll need accurate valuations if the estate owes any tax. You can work out the estimate yourself or you can use the Inheritance Tax checker. Use the online Inheritance Tax checker The checker will: give you an approximate value of the estate help you decide whether any Inheritance Tax is likely to be due or not The checker does not: calculate the amount of Inheritance Tax that’s owed tell HMRC about the estate’s final value Start now Before you start You’ll need the following information to estimate the estate’s value: details of the person’s assets, including joint assets details of any gifts they made Valuing the assets Start by listing the person’s assets - the things the person owned with a monetary value. These may include: their home any other properties, buildings or land money in banks, building societies or ISAs or cash in their home stocks and shares household and personal items, including furniture, paintings and jewellery cars, caravans or boats foreign assets, such as property abroad money they’re owed, for example wages or refunds from household bills payments when they died, for example life insurance or a lump sum ‘death benefit’ from a pension Then estimate the value of each on the date the person died. Include all assets in your estimate. This includes any left to the person’s spouse, civil partner or a charity - you will not pay tax on these assets. For items such as jewellery, paintings or other household goods, work out how much you would have got if you’d sold them on the open market. You can use online marketplaces to help work out their value. Valuing joint assets You need to find out what assets the person owned with someone else and how they were owned. The rules for valuing joint assets, such as property, jewellery or paintings, are different depending on whether they were owned as: ‘joint tenants’ (known as ‘joint owners’ in Scotland) ‘tenants in common’ (known as ‘common owners’ in Scotland) Joint tenants Joint tenants automatically pass on any assets, such as land or property, to the other owners if one of them dies. If the asset, such as land or property, was owned as a joint tenant with the person’s spouse or civil partner, divide the value of the asset by 2. If land or property was owned with other joint tenants, for example friends or siblings, do both of the following: divide the value by the number of owners take 10% from the share of the person who died Example The deceased owned a property as a joint tenant with 3 other people. The property is worth £200,000 on the date they died, giving them a £50,000 share (£200,000 divided by 4). After 10% (£5,000) is deducted from the deceased’s £50,000 share, the final value is £45,000 (£50,000 - £5,000 = £45,000). In Scotland, if land or property was owned jointly with others (excluding a spouse or civil partner), take £4,000 off the value of the whole asset before working out the deceased’s share. Example The deceased owned a property in Scotland as a joint owner with 3 other people. The property is worth £200,000 on the date they died. After £4,000 is taken away from the total value of the property, this leaves £196,000 (£200,000 - £4,000). When divided by the number of owners, the deceased’s share of the property is £49,000 (£196,000 divided by 4). To value a joint bank account, divide the amount by the number of account holders, unless it’s in joint names for convenience only. For example, an older person may add their child to help them with the account. If so, use the amount the deceased actually owned instead. Tenants in common The rules are different for tenants in common as they do not automatically pass on any assets they jointly own. If the deceased jointly owned property or land as a tenant in common, work out the value based on their share. Working out the value of any gifts You need to work out the value of any gifts made by the person who died. Gifts only count towards the value of an estate if they were made in the 7 years before the person died and the total value of the gifts was over the £3,000 annual exemption . If a person lives for 7 years after making a gift, there’s no Inheritance Tax to pay. Any gift a person continued to benefit from before they died also counts towards the value of an estate - for example, if they gave away a house but lived in it rent-free (known as a ‘gift with reservation’ ). There’s no Inheritance Tax to pay on gifts to charities or political parties. What counts as a gift A gift can include: money household and personal goods, for example, furniture, jewellery or antiques a house, land or buildings stocks and shares listed on the London Stock Exchange unlisted shares held for less than 2 years before the person’s death Checking for gifts You can check for gifts by: going through bank statements talking to family members looking through financial documents Record the value of any gift and the date it was made. Estimate the gift’s value To estimate the value of each gift, use either: the approximate value of the gift at the time it was made (realistic selling price) the realistic selling price of the gift if the deceased continued to benefit from the gift after giving it away (a ‘gift with reservation’) Debts Do not include the estate’s debts when you estimate the gross value. You will however need to tell HM Revenue and Customs ( HMRC ) about any debts when you report the value of the estate. Check for records of debts when the person died, for example: their mortgage, loans, credit cards or overdrafts ‘liabilities’ like household bills or bills for goods or services they’d received but not yet paid for (like building work, decorators, accountants) What to do next Check if you need to send full details of the estate’s value .

Check if you need to send full details of the estate

Before you report the value of the estate (the deceased’s money, property and possessions), check if you need to send full details of the estate so that you complete the correct forms. The information you need to provide and how you do this depends on a number of factors, including whether Inheritance Tax is due or not. You may have to pay a penalty if you give inaccurate information. If Inheritance Tax is due You’ll need to give full details of the estate if Inheritance Tax is due. You can use the online checker tool to find out if Inheritance Tax is due. Find out what you need to do if Inheritance Tax is due . When to send full details of the estate’s value even if no tax is due You’ll need to send full details of the estate, even if no tax is due, if the person who died: gave away over £250,000 in the 7 years before they died (£150,000 if the person died on or before 31 December 2021) gave gifts then continued to benefit from them in the 7 years before they died left an estate worth more than £3 million (more than £1 million if they died on or before 31 December 2021) died on or before 31 December 2021 and had inherited part of the Inheritance Tax threshold from a previous spouse or civil partner was ‘deemed domiciled’ in the UK had foreign assets worth more than £100,000 was living permanently outside the UK when they died but had previously lived in the UK had a life insurance policy that paid out to someone other than their spouse or civil partner and also had an annuity had increased the value of a lump sum from a personal pension to be paid after their death, while they were terminally ill or in poor health had agreed that property they’d given away during their lifetime would be part of their estate rather than pay a pre-owned asset charge If the estate includes trusts You’ll need to complete a full account if the deceased: gave gifts that were paid into trusts held assets worth over £250,000 in trust (£150,000 if the person died on or before 31 December 2021) held more than one trust You’ll also need to complete a full account if the deceased died on or after 1 January 2022 and assets held in trust passed to a surviving spouse, civil partner or charity and the trust was worth: £1 million or more £250,000 or more after the amount passing to the surviving spouse, civil partner or charity has been deducted When full details are not needed - ‘excepted estates’ You do not have to give full details of an estate’s value if all of the following are true: the estate counts as an ‘excepted estate’ there’s no Inheritance Tax to pay you’ve checked that none of the reasons under ‘when you need to send full details of the estate’s value even if no tax is due’ apply Most estates are excepted estates. What counts as an excepted estate depends on whether the person died: on or after 1 January 2022 on or before 31 December 2021 If the person died on or after 1 January 2022 An estate is usually an excepted estate if any of the following apply: its value is below the current Inheritance Tax threshold the estate is worth £650,000 or less and any unused threshold is being transferred from a spouse or civil partner who died first the deceased left everything to a spouse or civil partner living in the UK or to a qualifying charity and the estate is worth less than £3 million ( search the charity register for registered UK charities) the deceased was living permanently outside the UK (a ‘foreign domiciliary’) when they died and the value of their UK assets is under £150,000 If the person died on or before 31 December 2021 An estate is usually an excepted estate if any of the following apply: its value is below the Inheritance Tax threshold at the time the person died the deceased left everything to a surviving spouse or civil partner living in the UK or to a qualifying charity and the estate is worth less than £1 million ( search the charity register for registered UK charities) the deceased was living permanently outside the UK (a ‘foreign domiciliary’) when they died and the value of their UK assets is under £150,000 What you need to do next The process you need to follow depends on whether you’re dealing with: an estate where a full account is needed an excepted estate if the person died on or after 1 January 2022 an excepted estate if the person died on or before 31 December 2021

If Inheritance Tax is due or full details are needed

You must report the value of the estate to HM Revenue and Customs ( HMRC ) by completing form IHT400. You must submit the form within 12 months of the person dying. You may have to pay a penalty if you miss the deadline. Getting accurate valuations You’ll need to give accurate valuations when you complete the form. You can get any property or land valued by an estate agent or chartered surveyor. You can also get a professional valuation for anything worth over £1,500. You can estimate the value of cheaper assets, such as ordinary household goods and personal items like furniture, electrical items, paintings or jewellery. Report the value of the estate by completing form IHT400 You need to download and complete form IHT400 . Send it to the address on the form. You can read guidance on how to complete form IHT400 . You can ask HMRC to work out how much Inheritance Tax is due if you’re filling in the form without the help of a probate professional, such as a solicitor. You can do this when you fill in the form. If you need help completing the form Contact HMRC ’s Inheritance Tax helpline for help with completing form IHT400. How to amend a form after it’s been submitted You need to fill in a corrective account form and send it to HMRC if you need to make any changes to information you’ve already submitted. Paying Inheritance Tax You must pay Inheritance Tax by the end of the sixth month after the person died. For example, if the person died in January, you must pay Inheritance Tax by 31 July. You can pay in yearly instalments on certain things that may take time to sell, such as a house. You’ll need to get an Inheritance Tax reference number from HM Revenue and Customs ( HMRC ) at least 3 weeks before paying any tax. When you can apply for probate Once you’ve sent your completed IHT400 form to HMRC , you need to wait 20 working days before you can apply for probate .

Excepted estates - if the person died on or after 1 January 2022

You only need to report the value of the estate if you’re applying for probate. Not all estates need probate, so check if you’re not sure whether probate is needed . Before you start, check that you’re dealing with an excepted estate and that you do not need to send full details of the estate. Before you apply for probate You need to calculate the following 3 values so you can report the estate’s value: the estate’s gross value - this includes the total value of all the person’s assets and any gifts they made in the 7 years before they died the estate’s net value - this is the gross value minus any debts, such as a mortgage or funeral costs the estate’s net qualifying value - this is the net value minus any assets left to spouses, civil partners, charities or assets that are exempt for other reasons You can use the online checker tool to help you calculate these values. Example The person died on 2 January 2022 leaving an estate worth £285,000, which is below the Inheritance Tax threshold. They left the estate to their daughter and a small amount to charity. Their assets included a home worth £250,000, £15,000 in stocks and shares, £6,000 in cash and £4,000 in household and personal items. They gave away £10,000 above their tax free allowances in the 2 years before they died. The gross value of the estate = £285,000 (total value of assets plus gifts). The debts of £20,000 included a mortgage for £15,000 and funeral costs of £5,000. The net value of the estate = £265,000 (the gross value minus debts of £20,000). They left £1,000 to a registered charity. The net qualifying value of the estate = £264,000 (the net value minus exempt assets of £1,000 left to charity). Once you have these 3 values, you can start to complete the probate form . There’s a different way to apply for probate if the deceased lived in Scotland or lived in Northern Ireland . If you need help Contact HM Revenue and Custom’s Probate helpline if you need help with completing the probate form or if the value of the estate changes.

Excepted estates - if the person died on or before 31 December 2021

Report the value of the estate to HM Revenue and Customs ( HMRC ) by completing form IHT205. Before you start, check that you’re dealing with an excepted estate and that you do not need to send full details of the estate. There’s a different process if the deceased lived in Scotland . You do not need to complete form IHT205 if both the following apply: it’s an excepted estate you do not need probate Report the value of the estate You need to download and complete a paper copy of form IHT205 to report the value of an estate. If you need help completing the form Contact HMRC ’s Probate helpline for help with completing form IHT205. Where to send the form If the deceased lived in England or Wales, send form IHT205 to: HMCTS Probate PO Box 12625 Harlow CM20 9QE If the deceased lived in Northern Ireland, send the form to: The Probate Office Royal Courts of Justice Chichester Street Belfast BT1 3JF Applying for probate How you apply for probate depends on whether you apply for probate online or by post. There’s a different process for applying for probate in Northern Ireland . If you apply for probate online, you need to complete the probate form before you submit form IHT205. Once you’ve completed the probate form, you’ll be given a 16-digit reference number which you need to include when you send form IHT205. If you apply for probate by post, you need to send the completed probate form together with form IHT205.

You must keep certain records after you value an estate. HM Revenue and Customs (HMRC) can ask to see your records up to 20 years after Inheritance Tax is paid. You must keep copies of any: will copies of signed Inheritance Tax forms and supporting documents records showing how you worked out the value of assets in the estate, for example an estate agent’s valuation documents showing any unused Inheritance Tax threshold that can be transferred to a surviving spouse or civil partner final accounts Final accounts Include any documents showing how you distributed money, property or personal belongings from the estate, for example: letters from HMRC confirming that you paid Inheritance Tax receipts showing debts paid, for example utilities bills receipts for your expenses from dealing with the estate written confirmation that ‘beneficiaries’ (anyone who inherited) received their share of the estate Send copies of the final accounts to all beneficiaries.

How to value an estate for Inheritance Tax and report its value

What you need to do

To find out if there’s Inheritance Tax to pay, you need to value the money, property and possessions (‘estate’) of the person who’s died.

You must do this before applying for probate (if you need it).

This guide is also available in Welsh (Cymraeg).

You need to complete 3 main tasks when you value the estate.

Identify the deceased’s assets and debts such as savings, investments, mortgages and loans.
Estimate the estate’s value. This will affect how you report the value, and the deadlines for reporting and paying any Inheritance Tax. Most estates are not taxed.
Report the value of the estate - how you do this depends on whether you need to send full details of the estate and its value.

How long it takes

Valuing an estate can take several months, but it can take longer if it’s a big or complicated estate (for example if it involves trusts or there’s tax to pay).

Deadlines

There are only deadlines if the estate owes Inheritance Tax.

If it does, you’ll need to:

start paying tax by the end of the sixth month after the person died, and before you apply for probate - you can make a payment before you finish valuing the estate
send Inheritance Tax forms within one year

Getting help

You can hire a professional (for example a solicitor) to help with some or all of the tasks involved with valuing an estate.

Money Helper has guidance on when and how to hire a professional. Law Donut has advice on keeping solicitors’ fees down.

View a printable version of the whole guide

Step 1 Register the death
1. Register the death within 5 days
Check what to do if:
Step 2 Tell government about the death
The Tell Us Once service allows you to inform all the relevant government departments when someone dies.
1. Use the Tell Us Once service to tell government
2. If you cannot use Tell Us Once, tell government yourself
You'll also need to tell banks, utility companies, and landlords or housing associations yourself.
Step 3 Arrange the funeral
Step 4 Check if you can get bereavement benefits
You might be eligible for financial help.

Check if you can get:
and Deal with your own benefits, pension and taxes
Your tax, benefit claims and pension might change depending on your relationship with the person who died.
1. Manage your tax, pensions and benefits if your partner has died
2. Check how benefits are affected if a child dies
and Find bereavement support and services
Get help with managing grief and the things you need to do when someone dies.
1. Find bereavement help and support
2. Find bereavement services from your local council
and Check if you need to apply to stay in the UK
If your right to live in the UK depends on your relationship with someone who died you might need to apply for a new visa.

Check the rules if:
- you're in the UK as the partner of a British Citizen or someone with indefinite leave to remain
- your partner who died served as a member of HM Forces
1. Contact UKVI to check the rules for other visas
Step 5 Value the estate and check if you need to pay Inheritance Tax
To find out if there’s Inheritance Tax to pay, you need to estimate the value of the property, money and possessions (the ‘estate’) of the person who died.
1. You are currently viewing: Estimate the value of the estate to find out if you need to pay Inheritance Tax
1. Find out how to report the value of the estate
1. Pay Inheritance Tax if it’s due
Step 6 Apply for probate
You might need to apply for probate before you can deal with the property, money and possessions (the ‘estate’) of the person who died.
1. Check if you need to apply for probate
1. Apply for probate
Step 7 Deal with the estate
Pay any debts or taxes owed by the person who's died. You can then distribute the estate as set out in the will or the law.
1. Deal with the estate
1. Update property records

How to value an estate for Inheritance Tax and report its value

What you need to do

How long it takes

Deadlines

Getting help

Step 1 Register the death

Step 2 Tell government about the death

Step 3 Arrange the funeral

Step 4 Check if you can get bereavement benefits

and Deal with your own benefits, pension and taxes

and Find bereavement support and services

and Check if you need to apply to stay in the UK

Step 5 Value the estate and check if you need to pay Inheritance Tax

Step 6 Apply for probate

Step 7 Deal with the estate

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How to value an estate for Inheritance Tax and report its value

What you need to do

How long it takes

Deadlines

Getting help

Part of What to do when someone dies: step by step

Step 1: Register the death

Step 2: Tell government about the death

Step 3: Arrange the funeral

Step 4: Check if you can get bereavement benefits

and Deal with your own benefits, pension and taxes

and Find bereavement support and services

and Check if you need to apply to stay in the UK

Step 5: Value the estate and check if you need to pay Inheritance Tax

Step 6: Apply for probate

Step 7: Deal with the estate

Is this page useful?

Help us improve GOV.UK

Help us improve GOV.UK

Step 1 Register the death

Step 2 Tell government about the death

Step 3 Arrange the funeral

Step 4 Check if you can get bereavement benefits

Step 5 Value the estate and check if you need to pay Inheritance Tax

Step 6 Apply for probate

Step 7 Deal with the estate