From the den

Tax Retrospective valuations for capital gains tax When CGT turns on a past date: death, first rental use, pre-CGT assets and missing records, and how a valuer proves a historical market value. 5 min Superannuation SMSF property valuations: what your auditor will accept Why SMSF property must be reported at market value each year, when a trustee estimate is not enough, and the evidence auditors expect from a valuation. 5 min Family law Property valuations in family law and separation How the single expert process works in family law property settlements, and why a defensible valuation method matters more than the headline number. 4 min Method Bank valuations, market valuations and online estimates Why a bank valuation, an online estimate and an independent market valuation rarely match, and which one to rely on when money, tax or a court is involved. 4 min Commercial How commercial property is valued A Brisbane registered valuer explains cap rates, WALE, tenant covenant and incentives, and why two similar buildings can be worth very different amounts. 5 min Buying Why get a valuation before you buy or sell Why an independent valuation changes a property negotiation, what it means at auction in Queensland, and how it differs from a building inspection. 4 min The report How to read a valuation report What each section of a valuation report means, from basis of value to the signature block, and why the stated purpose limits how the report can be used. 5 min Estates Valuations for deceased estates and probate Why an executor needs a date of death market valuation, how it anchors the cost base for beneficiaries, and what holds up when the estate is contested. 5 min Method How flood risk shows up in property value How Brisbane flood mapping, event history and buyer behaviour actually show up in value, and what a valuer can evidence from the sales. 5 min Insurance Insurance valuations and replacement cost Why the cost to rebuild is a different figure from market value, what a replacement estimate has to include, and when to revisit a sum insured. 5 min Commercial How market rent reviews work How CPI, fixed and market review clauses work, why face rent overstates a deal, and how a disputed market rent is settled by an independent valuer. 5 min Method Where the value sits: land and improvements Why value splits between land and improvements, why a renovation rarely returns its cost, and how Valuer-General land valuations differ from market value. 5 min Buying Renovations, added value and overcapitalisation Why renovation cost and market value are different numbers, which works the market tends to reward, and how a valuer measures added value before the spend. 5 min Method Unapproved structures and how they affect value How a valuer treats decks, carports, enclosed patios and secondary dwellings built without approval, and what that means for value and lending. 5 min Buying How units and townhouses are valued Why a unit or townhouse is valued differently from a house, from lot entitlements and body corporate records to floor level, car parks and supply. 5 min Tax Transferring property between related parties Why transfers between family, trusts, companies and super funds are assessed on market value rather than the price agreed, and what evidence holds up. 5 min Commercial Development potential and highest and best use How zoning, overlays and subdivision potential shape what a site is worth, and when development upside is real value rather than speculation. 5 min Buying What a property valuation costs, and what drives the fee What a property valuation costs, why fees vary by property type, purpose and complexity, and why a fixed-fee quote is worth insisting on. 5 min Method What happens during a valuation inspection A walk through the site visit: what gets measured, checked, photographed and noted, how long it takes, and what to have ready before the valuer arrives. 6 min Method Easements, covenants and what they do to value How a valuer reads drainage, sewer and access easements, restrictive covenants and building envelopes on a Queensland title, and which ones move value. 6 min Commercial Compulsory acquisition and resumption in Queensland A Queensland resumption under the Acquisition of Land Act 1967: from Notice of Intention to Resume to compensation claim, and where a valuation matters. 6 min Tax GST margin scheme valuations When a development sale uses a valuation instead of a purchase price to calculate the margin, the 1 July 2000 date, and what the ATO requires of a report. 5 min Method Valuing acreage and lifestyle properties in South East Queensland Why acreage is harder to value than a suburban block: thin comparable evidence, the land to improvement balance, sheds, water security and SEQ overlays. 6 min Buying Off the plan purchases and valuation risk The gap between an off the plan contract price and the value at settlement, why lender valuations can land short, and what an independent valuation adds. 5 min The report How to choose a registered valuer in Queensland What registration with the Valuers Registration Board of Queensland guarantees, what API membership adds, and how to check both before you engage a valuer. 6 min Insurance Body corporate insurance valuations in Queensland Why Queensland law requires a body corporate to insure for full replacement value, what a valuation must cover, and what it means for the committee. 6 min Method Granny flats, secondary dwellings and value How a valuer treats a granny flat: approved or unapproved, what Queensland’s secondary dwelling rental rules mean for income, and which additions pay off. 5 min