Regulation
Registered Valuer in India: Section 514 Explained
What changed for government approved valuers in 2026: Section 514, Form 169 registration, Form 170 reports and the 30 September re-registration deadline.
By ValuerDekho editorial team · Reviewed by Reviewing registered valuer (to be named) · Updated 6 September 2026
The one-paragraph answer
From 1 April 2026 the Income-tax Act 2025 replaced the 1961 Act, and with it the basis of “government approved valuer” status. Registration now sits under Section 514, implemented by Rules 246 to 249 of the Income-tax Rules 2026. Applications are made in Form 169 (₹10,000 fee); reports are issued in Form 170. Valuers who held a valid Section 34AB certificate under the Wealth-tax Act on 31 March 2026 continue, provided they file Form 169 to update their registration by 30 September 2026. For a property owner, the practical change is small but important: ask for the Section 514 registration and a Form 170 report.
Why the change happened
The Wealth-tax Act was abolished in 2015, yet valuer registration kept living in its Section 34AB because the Income-tax Act 1961 borrowed the definition. The 2025 Act consolidates the scheme inside the income-tax framework, aligns eligibility by asset class, prescribes a report format for the first time, and keeps the fee ceiling that valuers and taxpayers already knew.
What Rules 246 to 249 cover
| Rule | Subject | What it means for you |
|---|---|---|
| 246 | Application and registration | Form 169, ₹10,000 fee, prescribed examination within the notified period; automatic cancellation for failure |
| 247 | Qualifications by asset class | Immovable property: civil engineering or architecture degree plus 10 years’ experience, or a postgraduate valuation degree plus 3 years; agricultural land, plant and machinery, securities, jewellery and forests have their own tests |
| 248 | Fees and reports | The slab ceiling (0.5% / 0.2% / 0.1% / 0.05%, minimum ₹5,000) and the Form 170 report |
| 249 | Removal and restoration | Grounds for striking a valuer off the register and for restoration |
Asset classes matter more than before
A valuer registered for immovable property is not automatically registered for agricultural land. If you are selling farmland, ask for a valuer whose registration covers the agricultural category. The same applies to plant and machinery in an industrial sale.
The transition deadline is a live issue
Every 34AB valuer must file Form 169 by 30 September 2026. Until then, a valuer’s certificate may say “Section 34AB” on its face; that is fine if the update has been filed. After the deadline, a valuer who has not updated is not a registered valuer for the purposes of the Act, and a report signed by one is exposed. ValuerDekho asks each listed valuer for the Form 169 acknowledgement and shows verification status on the profile.
What should be on the report
Form 170 requires the property description, the valuation date and purpose, the method and its justification, the evidence relied on (comparables, registrar data, indices), photographs, the value in figures and words, and the valuer’s declaration with registration details. If a report you receive lacks any of these, ask for it before you file.
Fees: the ceiling is unchanged
Rule 248 keeps the familiar slabs. For a ₹75 lakh flat the ceiling is ₹9,000; for a ₹2 crore house it is ₹16,250. Visa-only reports are priced as flat fees below the ceiling because they are not income-tax filings. Use the fee calculator to check any quote.
For valuers reading this
If you hold a 34AB certificate and have not filed Form 169, do it now; the ValuerDekho For valuers page explains what we need to mark your profile verified once the acknowledgement is in.
Frequently asked questions
Is my old Section 34AB valuer still valid in 2026?
Yes, if the valuer held a valid certificate on 31 March 2026 and files Form 169 to update the registration by 30 September 2026. Ask to see the acknowledgement.
What is Form 170?
The prescribed format for a registered valuer's report under the Income-tax Rules 2026. Reports for capital gains, FMV 2001, gifts and assessments should follow it.
Does Section 514 apply to visa valuations?
Visa reports are not filed with the Income-tax Department, so Form 170 is not mandatory, but embassies expect a registered valuer and most valuers now use the Form 170 structure for every report.
Related guides
- Form 170 Valuation Report: What It Must Contain
- How to Verify a Property Valuer's Registration
- IBBI Registered Valuer: When You Need One
- Registered Valuer Fees: Rule 248 Worked Examples
Last reviewed 6 September 2026 by Reviewing registered valuer (to be named). Regulatory references are to the Income-tax Act 2025 and Income-tax Rules 2026 (in force from 1 April 2026) with the former 1961-Act section numbers in brackets. This is general information, not tax or legal advice.