Every valuation assignment gets delayed for the same reason: documents arrive late, or arrive incomplete. This checklist tells you exactly what an IBBI registered valuer needs before they can inspect your asset and issue a report, for a bank loan, an NCLT resolution, IND AS reporting, or an M&A transaction.

Use whichever section applies to your situation. If you’re not sure which documents you’ll need, contact us and we’ll scope it for free.

1. Documents Required for Every Valuation Engagement

Regardless of asset type or purpose, an IBBI registered valuer will need:

• Engagement letter / purpose of valuation. Bank lending, NCLT resolution, IND AS reporting, M&A, stamp duty, insurance, etc. The purpose determines the valuation basis (fair market value, liquidation value, or insurable value)
• Company constitutional documents. Certificate of Incorporation, PAN, GST registration
• Board resolution or authorisation letter authorising the valuation and naming the point of contact
• Latest audited financial statements (for context on the asset’s book value and depreciation history)
• Site contact details for scheduling physical inspection. Physical inspection is mandatory for NCLT and bank purposes; remote/desktop valuations are not accepted

2. Documents Required for Real Estate Valuation

• Title deed / sale deed of the property
• Encumbrance Certificate (EC), typically 13 or 30 years, showing any liens, mortgages or charges
• Property tax receipts (latest paid)
• Approved building plan / sanctioned plan from the local authority
• Occupancy Certificate (OC) / Completion Certificate (CC), where applicable
• Layout approval (for plotted developments)
• Survey sketch / FMB (Field Measurement Book) sketch
• Patta / Chitta / A-Register extract (for Tamil Nadu properties) or the equivalent land record for the relevant state
• Lease deed, if the property is leased out (for income approach valuation)
• Previous valuation report, if any, for reference

3. Documents Required for Plant & Machinery Valuation

• Asset register: complete list with make, model, year of manufacture, and serial/identification number for each machine
• Purchase invoices for major equipment (especially critical for PLI investment verification and IPO fixed asset certification, where invoice backed incremental investment must be demonstrated)
• Fixed asset schedule from the latest audited balance sheet, showing gross block, depreciation and net block
• Insurance policy, if currently insured, for cross reference on sum insured
• Import documents / bill of entry, for imported machinery
• AMC / maintenance records, where available, to help establish condition history
• Layout plan of the factory floor, to plan the physical inspection route

4. Additional Documents for NCLT / IBC Insolvency Valuations

Resolution Professionals should additionally have ready:

• List of assets of the corporate debtor, as maintained under the IBC process
• Details of any existing charges/mortgages registered with ROC (Form CHG) against the asset
• Prior valuation reports submitted to the Committee of Creditors, if this is a re-valuation
• Information Memorandum, if already prepared, for cross reference

Note: under IBC, two independent registered valuers are typically appointed, and both fair market value and liquidation value are required in the report.

5. Additional Documents for IND AS / Financial Reporting Valuations

• Existing accounting policy for the asset class (cost model vs revaluation model)
• Prior impairment testing documentation, if this is a repeat exercise
• Details of any indicators of impairment: declining utilisation, damage, adverse market conditions, that triggered the current valuation

6. Additional Documents for IPO Fixed Asset Certification (Chartered Engineer)

• Complete fixed asset register as disclosed in the draft prospectus
• Purchase invoices for all assets above the merchant banker’s materiality threshold
• Site list with addresses for all locations to be inspected

Quick Reference Table

Purpose	Physical Inspection Required?	Report Includes
Bank lending	Yes	Fair market value
NCLT / IBC	Yes	Fair market value plus liquidation value
IND AS reporting	Yes	Fair value / recoverable amount
IPO (Chartered Engineer)	Yes	Existence, condition, value confirmation
PLI scheme verification	Yes	Fair market value plus physical verification

Frequently Asked Questions

How long does it take to gather these documents?
For a straightforward bank lending case with a single property, most companies can assemble the documents within 2 to 3 working days. NCLT cases with multiple sites or missing title records can take longer, so it pays to start early.

What if I’m missing a document, like an Occupancy Certificate?
Missing documents don’t necessarily stop a valuation, but they must be disclosed and may affect the valuer’s conclusions or require additional assumptions to be stated in the report. Flag any gaps to your valuer upfront.

Do I need to provide documents in physical or digital form?
Digital (scanned PDF) is sufficient for review before inspection. Originals should be available for verification during the physical site visit.

Have your documents ready? Get a free scope discussion and quote within 24 hours →