When a bank rejects your valuation, the reason is usually one line long: the valuer was not an IBBI registered valuer. That registration is now what banks, courts and tax offices expect on a property valuation report. If someone told you that a broker’s valuation or a portal estimate “will not be accepted”, this registration is the reason.

The confusion is understandable. For decades, property valuation in India had loose regulation. Anyone with a civil engineering degree could call themselves a valuer. That changed with the Companies (Registered Valuers and Valuation) Rules in 2017. They created a formal register, which the Insolvency and Bankruptcy Board of India maintains. Banks and courts moved quickly to require it.

This article explains what the registration involves and which purposes legally require it. It also shows how it differs from other valuer registrations. Finally, it explains how to verify that the person you hire is truly on the register. Owners, buyers, NRIs and business people who need a report that passes the first time will find it useful.

What IBBI registered valuer status means

The Insolvency and Bankruptcy Board of India maintains a register of valuers under the 2017 rules. To qualify, a valuer must:

  • Hold a recognised qualification in the relevant discipline, such as civil engineering or architecture for land and building
  • Have the required years of professional experience
  • Complete a training programme run by a Registered Valuer Organisation
  • Pass the IBBI valuation examination for the asset class
  • Be a member of a Registered Valuer Organisation and follow its code of conduct

Importantly, the registration is asset-class specific. Land and Building, Plant and Machinery, and Securities or Financial Assets are separate classes with separate examinations. A valuer registered for land and building can value your flat or plot, but not your factory’s machinery.

In addition, each registered valuer has a unique registration number in the format IBBI/RV/xx/yyyy/nnnnn. It appears on every report.

Why institutions insist on it

Banks and lenders

Lenders, first of all, need values they can defend to auditors. Reports from IBBI registered valuers follow set formats. They state the method and the comparables, and the valuer answers for them. So most banks now empanel only registered valuers for loans above modest limits.

Insolvency proceedings

Under the Insolvency and Bankruptcy Code, only registered valuers may value a failed company’s assets. This is a legal requirement, not a preference. In fact, it is where the registration originated.

Company law transactions

The Companies Act requires a registered valuer report for several corporate actions involving property. These include share issues for non-cash consideration, mergers, and certain related-party deals.

Courts and tribunals

Judges in partition suits, divorce property cases and land acquisition disputes increasingly ask for reports from registered valuers. The register gives them a known standard of skill and conduct.

Tax matters

For fair market value as on 1 April 2001 and other tax sums, the report must come from a registered valuer. Many IBBI registered valuers also hold the separate income-tax valuer registration. That covers this purpose directly.

IBBI registration versus other registrations

Three registrations exist. In practice, they overlap:

Therefore, a valuer who holds all three can serve almost any purpose. When you order a report, tell the valuer what it is for, and confirm the relevant registration is in place.

What a registered valuer’s report looks like

Reports from registered valuers follow a broadly standard structure. As a rule, they include:

  • Purpose and date of valuation
  • Property identification and documents reviewed
  • Physical description and condition
  • Locality analysis and comparable transactions
  • Valuation method with working shown
  • Value conclusion, often with market value, realisable value and distress value
  • Photographs, site sketch and the valuer’s registration number and signature

Notably, the working matters as much as the number. A report that shows registered sale prices for comparable properties, rather than portal asking prices, holds up far better under questioning.

How to verify an IBBI registered valuer

Verification takes five minutes and prevents a rejected report. Before you pay for a report:

  • Ask for the IBBI registration number.
  • Check it on the IBBI website’s register of valuers, which lists the name, asset class and status.
  • Confirm the asset class matches your property.
  • Ask which banks have empanelled the valuer, if the report is for a loan.
  • Ask whether the valuer also holds the income-tax registration, if the report is for capital gains.

A genuine valuer will answer all five without hesitation. If any answer is vague, or the registration number does not appear on the IBBI register, walk away. Similarly, be wary of a valuer who offers to “adjust” the value to suit a loan or a tax outcome. That is exactly the conduct the registration exists to prevent.

How Proprify handles valuer registration

Proprify’s valuation service is led by an IBBI registered valuer for land and building, and more than 25 banks and lenders have empanelled the practice. The registration number is shown on the order page, so you can check it on the IBBI register before you pay rather than after the report arrives.

Local knowledge still matters. A valuer who works every week in Hyderabad, Vijayawada, Guntur and Visakhapatnam knows which layouts hold approvals, where registered prices sit relative to asking prices, and what each bank’s format requires. That is why the service covers the two states with the same team, rather than routing orders to whoever is nearest.

For owners abroad, the site visit is scheduled with whoever holds the keys and updates arrive on WhatsApp.

Common questions

Can a chartered engineer’s report substitute for a registered valuer’s report? For a few private purposes, yes. For bank loans above modest limits, insolvency, company law and most court matters, no. Many registered valuers are chartered engineers, but the two credentials are separate.

Does the report expire? There is no legal expiry. However, most institutions want a report dated within three to six months, so an older report usually needs a refresh.

Can one report serve multiple purposes? Sometimes. A bank format and a visa format differ, so state every purpose when you order and the valuer can prepare the report to cover both where the institutions allow it.

Does the platform’s registration cover every property type? The registration is for land and building, which covers flats, houses, plots, agricultural land and commercial premises. Plant and machinery and financial assets are separate classes and separate valuers.

Conclusion

An IBBI registered valuer carries a recognised qualification, a passed examination, a code of conduct and a registration number anyone can verify. Banks, courts, tax authorities and companies insist on one for exactly those reasons, and they reject reports from unregistered sources.

Before you order, verify the registration number, match the asset class to your property, and state the purpose. Those three steps take minutes, and they decide whether the report passes first time.

To order a land and building valuation in Telangana or Andhra Pradesh, explore the valuation services on Proprify, where the registration details are shown before you pay.

Last reviewed: September 2026.

Frequently asked questions

How do I verify an IBBI registered valuer?

Take the registration number from the report or the order page and search it on the IBBI register of valuers. The entry shows the name, asset class and whether the registration is active.

What is the difference between an IBBI valuer and an income-tax valuer?

IBBI registration is what banks, courts, insolvency proceedings and company law require. Income-tax registration covers fair market value reports for tax. Many valuers, including the one leading Proprify’s service, hold both.

Do I need an IBBI registered valuer for a home loan?

For loans above modest limits, most banks accept only registered valuers, so in practice yes.

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About the author: Rama Krishna Mannava is an IBBI Registered Valuer for Land and Building (Reg. No. IBBI/RV/01/2021/14222), Chartered Engineer, and founder of Proprify, the valuer-led property platform. He has delivered over 7,000 valuation reports across Telangana and Andhra Pradesh and is empanelled with more than 25 banks and financial institutions.