Michael Tibbatts


MRICS - Chartered Surveyor and MEWI - Expert Witness Institute

Professional qualification:

MRICS - Chartered Surveyor - 1971 and Registered Valuer 2012



Residential property valuation reports for all purposes including diminution in value reports. Experience of CPR/FPR compliant portfolio valuations and dimunition in value reports.

Leasehold Enfranchisement specialist ('93 Act - Flats) and ('67 Act - Houses).

Law of Property Act 1925 - Section 84(1) - Restrictive Covenants - diminution in value consequences. Refer to [2015] UKUT 0448 (LC), [2017] UKUT 0202 (LC) and [2020] UKUT 0008 (LC)

I am Consultant to Scrivener Tibbatts Chartered Surveyors -   I hold  the Cardiff University/Bond Solon - CUBS - Diploma Certificate as an Expert Witness.   I am a Member of the Expert Surveyors Group (ESG), I am a Member and I am a Board Member of the Expert Witness Institute (EWI).  I am listed by RICS on the President's Panel of Expert Witnesses (Residential Valuations).

Experience as an Expert:

I provide 7 - 10 CPR/FPR compliant and advisory residential property valuation reports per annum. These include current market, retrospective and dimution in value reports for all purposes.  I have valued several high value property portfolios and residential investments.   I have a detailed working knowledge of the Civil and Family Procedure Rules (CPR/FPR) and all relevant RICS guidance notes , practice statements and RICS Valuation Standards (The Red Book).  I have undertaken specialist training as an Expert Witness and I refresh that training annually at formal conferences and seminars for Expert Witnesses.

I have given evidence in the Family Court, the Upper Tribunal (Lands Chamber) and in  First-Tier Tribunals (F-TT).  I appear regularly in these forums - about 2/3 times per annum - refer to the Lease-Advice Website for a list of my cases in the F-TT.  In 2014, a judge in the family court commented "Mr Tibbatts was a witness, who had approached the complex issue of the valuation of this property with the required degree of expertise and independence the Court expects from an expert witness.  There was nothing in his evidence or which emerged from his close questioning, which casts any doubt on that finding"

I provide market valuation reports for all purposes (mortgage, matrimonial, probate, capital gains tax, inheritance tax etc..) and I am an enfranchisement valuer (Schedules 6 and 13 of the Leasehold Reform, Housing and Urban Development Act 1993, as amended, for Flats and the Leasehold Reform Act 1967 for Houses [Sections 9(1), 9(1A) and 9(1C).]

Geographical Coverage:
  1. Market Valuation Reports: UK wide
  2. Diminution in Value Reports/Restrictive Covenants: UK wide
  3. Specialist Valuations - Leasehold Reform/Enfranchisement and Restrictive Covenants: UK wide
  4. Residential Portfolio Valuations: UK wide
Career History:  I qualified in 1971. My post qualification experience was gained working for the Freshwater Group of Companies as a Management Surveyor in their Commercial Department.   I formed my own practice preparing Building Survey Reports and Valuations in 1979.   I worked in Hong Kong from 1980 to 2002.  I re-established my own practice in 2003 in Wimbledon London SW19.  I retired as Senior Partner in October 2017.