When commissioning a property valuation in WA, you may be offered — or asked to specify — a short form report or a long form (comprehensive) report. If you're not sure what the difference is, you're not alone. The distinction matters because the two report types serve different purposes and are not interchangeable for formal use.
This guide explains what short form and long form valuation reports are in Western Australia, when each is appropriate, and how to specify the right type for your purpose.
Short Form Valuation Reports in WA
A short form valuation report is a concise, summary-format document that provides the assessed market value of a property with the key supporting information — but without the depth and narrative detail of a comprehensive long form report. The structure is streamlined: a brief property description, a limited comparable sales reference from Landgate, the methodology applied, and the value conclusion.
Short form reports are most commonly used for standard residential mortgage applications and refinancing in WA, where the lender needs a reliable value assessment but is working to a structured template. Many WA lenders have their own short form report templates that panel valuers complete. The shorter format reduces the time and cost of production, producing a faster and cheaper report for standard purposes.
Short form reports in WA are also commonly used for: pre-purchase valuations where the buyer needs a quick, cost-effective independent check on the asking price; SMSF annual valuations for standard residential properties in well-evidenced Perth suburbs; and straightforward estate valuations for non-contentious deceased estate administrations.
What short form reports are not suitable for: legal proceedings in WA courts (Supreme Court, District Court, Family Court of WA); ATO submissions involving significant CGT amounts; WA State Revenue objections involving substantial sums; expert witness assignments; complex or specialised WA properties; regional and remote WA properties with thin comparable evidence; or any situation where the report may be scrutinised or challenged by a sophisticated counterparty.
Long Form (Comprehensive) Valuation Reports in WA
A long form or comprehensive valuation report provides full, detailed analysis: an extended property description documenting all value-affecting features; a thorough overview of the relevant WA market (Perth suburb or regional market, as applicable); a comprehensive comparable sales analysis from Landgate records, with all adjustments documented and explained; a detailed methodology section; and a fully reasoned conclusion.
Long form reports are the appropriate choice for: complex or high-value WA properties; commercial and industrial properties in Perth or regional WA; legal proceedings in WA courts; significant ATO CGT submissions or SMSF compliance matters; WA State Revenue transfer duty objections; expert witness assignments; family law proceedings; deceased estate valuations involving significant assets or potential disputes; and any situation where the report may be challenged by a well-resourced counterparty.
The additional rigour of a long form report is about documentation and defensibility, not just length. It is prepared with the knowledge that it may be tested by opposing solicitors, the WA State Revenue, the ATO, or a WA court, and the methodology is documented in sufficient detail for any independent reviewer to assess its soundness.
Desktop and Drive-By Valuations in WA
Some WA lenders allow desktop or drive-by valuations for specific purposes — assessments that do not involve a full internal inspection. These are the most abbreviated form of valuation and carry significant limitations. They are not appropriate for any formal legal, tax, SMSF, or WA State Revenue purpose, and should not be relied upon for any WA property decision where accuracy and defensibility matter.
In WA's diverse market — particularly for regional and remote properties, unusual property types, and properties in the Pilbara or Kimberley — desktop valuations are even less reliable than in metropolitan markets. The absence of a physical inspection means important condition and location factors may be completely missed.
How to Know Which Report Type You Need in WA
Tell the valuation firm your purpose — not the report format. Say "this is for a family law matter in WA", "this is for an SMSF acquisition in Perth", or "this is for a mortgage refinance" — and the valuer will recommend the appropriate format. Getting the format right at the outset avoids the cost and delay of commissioning a replacement report.
When in doubt, request a long form report — it will always be acceptable where a short form would be, but not vice versa. The additional cost of a long form report is modest compared to the potential cost of commissioning a replacement report because the first was inadequate.
Frequently Asked Questions
Does a short form valuation involve a physical inspection in WA?
Yes — a properly prepared short form valuation report from a licensed WA valuer involves a physical inspection of the property. The difference between short and long form is in the depth of analysis and reporting, not in whether an inspection occurred. If someone offers you a "valuation" without a physical inspection, it is either a desktop valuation (with significant limitations) or it is not a formal valuation report at all. Always confirm that a physical inspection will occur when commissioning any WA property valuation for formal purposes.
Are short form valuations accepted by the ATO for SMSF purposes in WA?
For standard Perth residential properties held in a WA SMSF, a well-documented short form report from a licensed WA valuer may be acceptable for annual reporting purposes in straightforward cases. For commercial properties, regional WA properties with thin comparable evidence, related-party lease situations, or where the ATO has specifically queried a valuation, a long form report with full comparable sales analysis and detailed methodology is the safer and more defensible choice. Your SMSF auditor is the appropriate person to advise on what they will accept for your fund's specific property.
Can I upgrade from a short form to a long form report after it has been issued?
In some cases, yes — a licensed WA valuer may be able to expand a short form report into a more comprehensive document. However, this requires additional research and report preparation time. It is almost always more efficient and cost-effective to specify the correct format at the outset. If you are uncertain about what your purpose requires, discuss it with the valuation firm before instructing — a good WA firm will advise you on the appropriate format.