Valuation Flashcards
Tell me what are the 5 methods of valuation.
- Comparable – most common method of valuation, used when there is suitable market evidence to use as comparable evidence
- Investment – used when there is an income stream to value
- Residual – used to value a site
- Profits – used when the value of a property is intrinsically linked to its use e.g. pub or hotel
- Depreciated Replacement Cost / Contractors– used for properties not frequently traded on the open market where no comparable evidence can be obtained
Tell me about how you would value a building using the profits method of valuation.
Used when the value of a property is intrinsically linked with the profitability of the business that is run there. E.g. hotels, pubs, petrol stations. Use three years of accounts.
Annual turnover
– costs = gross profits
– reasonable working expenses = net profit
– operators renunciation = EBITDA
X capitalise at an appropriate yield
Tell me about how you would value a building using the Depreciated Replacement Cost/ Contractors method of valuation.
Used for specialist properties that are not frequently traded on the open market.
Find the value of the land in it’s current form, add on the cost of replacing the building, take off value for deterioration and obsolescence.
Tell me about how you would value a building using the investment method of valuation.
Investment
Used when there is an income stream to value. The rental income is capitalised by an appropriate yield to produce a capital value.
• Layer and hardcore – overrented property
• Term and reversion – underrented property
• DCF – discounted cash flow, growth explicit model – estimate cash flow over the holding period less costs, estimate exit value, select a discount rate, discount the cash flow, value is the sum of the completed discounted cash flow to provide the NPV.
Tell me about how you would value a building using the comparable method of valuation.
This is the most common method of valuation and is the basis for all valuations. Search and select comparable evidence, verify the details, assemble in a schedule, adjust in relation to the subject property, analyse to form an opinion of value, report value.
Tell me about how you would value a building using the residual method of valuation.
Used to value sites.
1. Find the Gross Development Value – for commercial property capitalise the market rent by an appropriate yield
2. Deduct purchaser’s costs – Stamp duty, agents and legal fees
3. Deduct development costs – construction costs, professional fees,
4. Deduct developer’s profit – usually around 15%
= Site Value
What is PI Insurance (PII)? Why do surveyors need PII?
Professional indemnity insurance is designed for professional firms and people which covers them in the event of certain errors made during the course of their business. The policies available mainly cover professional negligence, errors or omissions, breach of professional duty and civil liabilities.
PI insurance will only cover your professional capabilities in certain areas. Rates for this insurance generally range from 0.25% up to 5% of fee income or annual turnover, depending on the usual risk factors and market competition.
Why?
To protect surveyors, clients and third parties against negligence claims where there is a duty of care breached and a claim for damages arises
Tell me about the RICS requirements in relation to PII.
Appendix A: Professional obligations to RICS
Firms must ensure that all previous and current professional work is covered by adequate and
appropriate professional indemnity cover that meets the standards approved by RICS.
What is run off cover?
Type of cover you need to cover a claim brought after a firm or member ceases to trade.
What is the Red Book?
The Red Book is issued by RICS and it contains mandatory rules, best practice guidance, and related commentary for all members undertaking asset valuations
Why does the Red Book exist?
Purpose:
- Provide consistency, objectivity and transparency
- Build public confidence and trust in RICS members’ valuations
- Ensure valuers are working to the latest international standards
- Provide an essential quality control check without the need for legislation
However, the Red Book does not instruct valuers how to value - it instead provides the framework for valuation to which each individual valuer will apply their own skills and experience.
Tell me about a factor which may impact value.
Size, location, condition, previous rents, views, local infrastructure.
What is your duty of care as a surveyor when undertaking a valuation?
Valuers owe a duty of care towards their clients, both in contract and in tort (for negligence). They may also owe a duty of care towards third parties, in certain circumstances.
Why is independence and objectivity important when valuing?
To adhere to professional and ethical standards… To promote consistency, and ensure transparency, and to provide an unbiased true valuation.
What challenges do valuers face?
Limited or infrequent transactions
Lack of up-to-date evidence
Evidence created by special purchasers, who may have paid more than the market because of an over-riding motivation
Lack of similar or identical evidence due to the complex nature of real estate
Lack of market transparency
When was the Red Book last updated?
RICS Red book Global 2022 Update (January 22)
When were IVS standards updated?
31st January 2022
What changes were made in Red book 2022?
The aim of the update is to reflect changes to the International Valuation Standards 2022, as well as clarifying certain sections of the existing Red Book Global.Valuers need to amend any valuation templates or proformas used, including reports and terms of engagement to reflect below changes.
Emphasising the need to agree clear and unambiguous terms of engagement.
The terms quasi, partial or non Red Book should not be used in terms of engagement or reporting. Instead, the exception should be specifically stated and explained in the terms of engagement and valuation report.
Requiring more detailed commentary on sustainability/resilience and environmental, social and governance (ESG) matters in VPGA 8 Valuation of Real Property Interests.
Various amendments are made to the VPGAs, in particular VPGA 4 Individual Trade Related Properties and the reference to IVS 230 Inventory.
What is the format of the Red Book?
Broadly, it is made up of 2 x Professional Standards and 5 x Valuation Professional Standards which are mandatory and 10 x Valuation Practice Guidance Applications which are not mandatory but are a guidance for best practice
- Introduction
- Glossary
- Professional Standards (PS)
- Valuation technical and performance standards (VPS)
- Valuation applications (VPGA)
- International Valuation Standards (IVS)
Which do you follow – the latest IVS or the Red Book Global?
IVS are produced by the IVSC (council) which is an international body
RICS Red Book adopts the IVS and provides an implementation an application framework for members and firms
When does the Red book apply?
The Red Book applies to written valuations, including the provision of an Automated Valuation Model (AVM) output. It does not apply to estimated replacement cost figures for insurance purposes. For oral valuation advice, the principles of the Red Book should still be observed as liability cannot be avoided in this way.
Which sections of the Red Book are mandatory and which are advisory?
Mandatory
2 x Professional Standards and 5 x Valuation Professional Standards
Advisory
10 x Valuation Practice Guidance Applications are not mandatory but are a guidance for best practice
What does PS1 and PS2 relate to?
PS1 – Compliance with standards and practice statements where a written valuation is required
- Anyone responsible for analysing or communicating a written opinion of value
- May produce but no sign reports
- Any departure must be covered by S.Assumption
PS2 – Ethics, Competency, Objectivity & Disclosure
- Experience, skill, judgement
- Act in a professional manner, free from bias, undue influence, conflict
- Responsibility for valuation
- Professional and ethical standards
- Member qualification
- Independence objectivity and conflicts of interest
- Strict separation between advisors
What does VPS1-5 relate to?
VPS1 – Term of Engagement
VPS2 – Inspections, Investigations & Records
VPS3 – Valuation Reports
VPS4 – Bases of value, assumptions and special assumptions
VPS5 – Valuation approach and methods
T TOE I NSPECTIONS, INVESTIGATION, RECORDS R EPORTS B ASES OF VALUE, ASSUMPTION, SPECIAL ASSUMPTIONS A APPROACH & METHODS