Have you inherited a property and now face the task of applying for a certificate of inheritance? Many heirs are unaware that the value of the property directly influences the cost of the certificate and significantly determines the amount of inheritance tax. A quick and precise valuation is therefore not just an administrative detail, but a crucial financial lever.
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The topic briefly and concisely
The value of an inherited property directly determines the amount of costs for the certificate of inheritance according to the Court and Notary Costs Act (GNotKG).
Heirs can demonstrate a lower property value through a qualified market value appraisal and thus significantly reduce the inheritance tax burden (§ 198 BewG).
An online property valuation offers a quick and cost-effective way to determine a realistic market value for the probate application.
Anyone inheriting a property almost always needs a certificate of inheritance for registration in the land register. The costs are based on the overall value of the estate, with the property often being the largest item. An inaccurate or overly high estimate directly leads to higher fees at the probate court. Furthermore, the tax office sets a value for inheritance tax that is often above the actual market value. This article shows you how a well-founded property valuation for the certificate of inheritance, which you can request online, not only speeds up the application process but also saves you real money. We guide you through the necessary steps, explain the legal foundations, and show how digital tools can help you make informed decisions.
Why an accurate property valuation is crucial for the certificate of inheritance
The cost of issuing a certificate of inheritance is directly linked to the value of the estate. The Court and Notary Costs Act (GNotKG) governs these fees with a clear gradation. For an estate valued at 100,000 euros, the cost of the certificate of inheritance amounts to 546 euros, for example. If the value increases to 500,000 euros, the fees already rise to 1,870 euros.
Since the property usually constitutes the most valuable part of the inheritance, its exact valuation is crucial. A professional property valuation, which you can request online for the certificate of inheritance, provides the probate court with a realistic value and prevents you from paying unnecessarily high fees. Without a certificate of inheritance, the land registry office refuses to change the ownership, which can delay the sale or rental of the property by months. In some cases, a notarised will can replace this step.
A precise proof of value is thus the financial basis for all subsequent steps in the event of inheritance. With the Auctoa Inheritance Certificate Assistant, you quickly receive a reliable initial assessment. This establishes a solid foundation for dealing with authorities and prevents unnecessary expenses right from the start.
Optimise property value for tax purposes and save on taxes
Alongside court costs, inheritance tax is the second major expense directly dependent on the property value. The tax office uses standardised methods to determine value, often not sufficiently considering individual factors like renovation backlogs or poor micro-locations. This often results in a valuation up to 20% above the actual market value.
Here, the Valuation Act (BewG) offers an important opportunity for correction. According to § 198 BewG, heirs can demonstrate a lower market value through a qualified appraisal. If the tax office accepts this appraisal, the basis for calculating inheritance tax will be reduced accordingly. For a property valued at 400,000 euros, a reduction of just 10% can already mean a tax saving of several thousand euros.
Such a market value appraisal must be prepared in accordance with the regulations of the Real Estate Valuation Ordinance (ImmoWertV) to be legally secure. It analyses all value-relevant factors and provides transparent justification. How you determine the market value for the tax office is a crucial step in optimising your tax burden. Therefore, the investment in an appraisal usually pays off quickly.
The Process: 3 Steps to the Certificate of Inheritance Assessment
The path to recognised property valuation can be broken down into three manageable steps. Good preparation speeds up the entire process by several weeks.
1. Gather documents
For an accurate valuation, the appraiser or digital tool requires a series of documents. A complete collection is the basis for a quick result.
Current land register excerpt (not older than 3 months)
Site and cadastral plan
Building plans (floor plans, sections, elevations)
Calculation of living and usable areas
Energy performance certificate
Information about renovations of the last 15 years
For condominiums: declaration of division
2. Choose valuation method
For an initial orientation and the application for a certificate of inheritance, a quick, data-driven valuation is often sufficient. An online value analysis provides you with a realistic market value in less than 5 minutes. For dealings with the tax office, however, a detailed market valuation report is required, which meets all legal requirements.
3. Apply for certificate of inheritance
With the determined property value, you can submit the application to the responsible probate court. The value is recorded in the probate inventory and serves as the basis for calculating fees. The application can be submitted in person at the court or via a notary. This structured approach ensures you meet all deadlines and communicate the correct values.
Legal Basis: What the ImmoWertV 2022 Means for Heirs
Since 1 January 2022, the new Real Estate Value Determination Ordinance (ImmoWertV) governs the principles of market value determination in Germany. It consolidates previous guidelines and establishes a standardised, binding framework for appraisers. The ordinance defines the application of the comparative value, capitalised earnings value, and intrinsic value methods and ensures that valuations are transparent and traceable.
This is of great significance for heirs: An appraisal that does not comply with the formal criteria of the ImmoWertV is highly likely to be rejected by the tax office. The ordinance specifies exactly how factors such as remaining useful life, construction defects, or standard ground values must be taken into account. This increases legal certainty for all parties involved.
Modern AI-supported valuation tools like those from Auctoa already operate according to these standardised logics. They analyse hundreds of thousands of comparable objects and take real-time market data into account. Such an AI-supported real estate valuation provides an excellent foundation to meet official requirements with valid data, thereby bridging the gap between digital efficiency and official recognition.
Conclusion: Assess smartly, save strategically
Requesting the property valuation for the certificate of inheritance online is more than a formal obligation – it is a strategic tool for cost control. An accurate valuation not only reduces the court fees for the certificate of inheritance by up to 50%, but also lays the groundwork for contesting potentially excessive inheritance tax. The key is to proactively demonstrate to the tax office a comprehensible, lower market value.
Digital tools provide the necessary speed and data foundation for this. They enable heirs to quickly gain clarity about the property's value and make informed decisions. Take advantage of these modern possibilities to efficiently organise the probate process and secure your inheritance financially.
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Additional useful links
Statistisches Bundesamt (Destatis) provides an overview of construction prices and the real estate price index in Germany.
Statistisches Bundesamt (Destatis) provides tables on house and land prices in Germany.
Statistisches Bundesamt (Destatis) publishes press releases on current developments in real estate prices.
Statistisches Bundesamt (Destatis) explains the methodology and revision of the House Price Index (HPI).
Wikipedia explains the function and responsibility of the probate court in Germany.
Stiftung Warentest describes how tax offices determine the market value of properties.
Steuertipps.de informs about changes in property valuation within the context of inheritance tax from 2023 onward.
Wüstenrot offers a guide on inheritance tax for properties.
FAQ
How long does it take to get a certificate of inheritance?
The time required to issue a certificate of inheritance varies depending on the workload of the probate court and the complexity of the estate case. Generally, it takes between 4 weeks and several months. Proper preparation of all documents can significantly speed up the process.
What happens if the tax office's assessment is too high?
If the tax office's assessment is too high, you should lodge an objection against the tax decision. To substantiate the objection, submit a qualified market value appraisal that demonstrates the lower, actual market value of your property.
Is an online property valuation sufficient for the certificate of inheritance?
For specifying the estate value in the probate application, an online appraisal is often a good and quick reference point. However, for a tax negotiation with the tax office, a detailed market value report from an expert is required.
Who bears the cost for the market value appraisal?
The costs for the appraisal are borne by the heir or the community of heirs that commissions it. However, these costs can be claimed as an estate liability in the inheritance tax return, thereby reducing the tax burden.
Do I need a property valuation even with a notarised will?
Yes, even though a notarised will can replace the certificate of inheritance, you still need a property valuation. The tax office always requires an indication of the property's value as of the date of death to calculate inheritance tax.
