Valuation & Loan Security Flashcards
What does the RICS Valuation - Global Standards Red Book Global (2021) outline?
What is the purpose of the Red Book?
Set of global valuation standards created to achieve high standards of integrity, clarity and objectivity in adopting valuation best practice
Red Book PS1 - When would a valuation not have to be RBG complaint?
Valuation does not have to be RBG complaint with the following
E – Expert witness
S – Statutory purposes
I – Internal accounts
A – Agency & brokerage apart from Purchase Report
N –Negotiation or litigation
Red Book PS2 - What does the valuer have to follow?
Members undertaking valuations must act in accordance with the Rules of Conduct.
Terms of Engagement must be complied with
VPS 1 - What are the minimum terms of engagement?
VPS1 – Minimum matters to be included in Terms of Engagement
1. Name and status of valuer
2. Client
3. Identification of other intended users
4. Identification of asset(s) (2017)
5. Valuation currency (2017)
6. Purpose of valuation
7. Basis of value
8. Valuation date
9. Extent of investigations and limitations
10. Nature and source of information
11. Assumptions and special assumptions
12. Description of report
13. Restrictions for use
14. Red book compliance
15. Fee basis
16. Complaints handling
17. Statement that the report can be audited by RICS
18. Limit on PII liability (2017)
VPS 3 - What are the minimum requirements for a valuation report?
Minimum requirements in reports
- Identification of the status of the valuer
- Client
- Purpose of valuation
- Asset
- Basis of value
- Valuation date
- Extent of investigation
- Nature and source of information
- Assumptions and special assumptions
- Consent and publication restrictions
- Red book compliance
- Valuation approach and reasoning
- Valuation Figure
- Date of valuation
- Commentary on any material uncertainty – VPGA 10
- Limitations to liability
- Valuation methodology (secured lending)
- State if recent transaction (secured lending)
- Suitability for mortgage purposes (secured lending)
- Other relevant enquiries (secured lending)
- Circumstances that could affect price (secured lending)
Under VPS 2 - When a valuer cannot physically inspect the property what should they do?
- Must be agreed in writing in ToE
- Possible implications of this must be agreed
- Must be referred to in the report
What is the definition of Fair Value?
The price that would be received:
* to sell an asset
* or paid to transfer a liability
* in an orderly transaction
* between market participants
* at the measurement date
What is the definition of Market Value?
The estimated amount that an asset or liability should exchange
- On the valuation date
- Between a willing buyer and seller
- Arm’s length transaction
- After proper marketing
- Knowledgably, prudently & without compulsion
What is the definition of Market Rent?
The estimated amount that interest in a property should be leased.
- On the valuation date
- Between a willing lessor and lessee
- Arm’s length transaction
- Appropriate lease terms
- After proper marketing
- Knowledgably, prudently & without compulsion
What is the definition of Investment Value?
The value of an asset to the owner or a prospective owner for individual investment or operational objectives
What are the 5 methods of valuation?
Investment method
Comparable method
Profits method
Residual method
Depreciated replacement cost (DRC)
What is the Investment method, when is it used?
- Used when there is an income stream
- The rent is capitalised to produce a capital value
What is the comparable method?
- Find comparable evidence in the market.
- Confirm and verify accuracy.
- Analyse headline and net effective rent
- Adjust comparables using hierarchy of evidence
- Form opinion on value
Definition of a Yield? how is it calculated?
A measure of investment return, expressed as a percentage of capital invested.
Income / price x 100 = yield
What is the Residual method?
Residual method is used to assess the underlying site value.
Uses market inputs in valuation
What is the Profits method?
- Trade related – monopoly position (3 years of audited accounts).
- Value the property on its profitiablity rather than physcial and location characteristics
- Income – costs = gross profit – less expenses & operator’s remuneration = adjusted Net Profit. (Fair Maintainable Operating Profit FMOP)
This can be expressed as EBITDA
Capitalise the EBITDA at appropriate yield
What is the Depreciated Replacement Cost method (DRC)?
- Not a basis of valuation but a method –
value land in existing use, add current cost of replacing building plus fees less discount for depreciation.
- NOT for loan security, MV only for financial statements, must report alternative use values where appropriate
Example is a lighthouse / submarine base
Difference between an internal and external valuer?
Internal valuer
* Employed by company to value the assets of the company.
* Internal use only – No third party reliance
External valuer
* Has no material links with the asset to be valued
What valuation approaches does IVS 105 outline?
What are the 3 valuation approaches?
Income approach – converting current and future cash flows into a capital value (Investment / Residual / Profits method)
Cost approach – reference to the cost of the asset by purchase or construction (DRC method)
Market approach – using comparable evidence (Comparable method)
What statutory due diligence do you undertake for a valuation (VALOS)?
- Asbestos register
- BR/Council tax
- Contamination
- Equality Act compliance
- Environmental matters
- EPC
- Flooding
- Fire safety
- Health & Safety
- Highways
- Legal title
- Planning history
What is the hierarchy of evidence (Cat A, B & C)
Category A – Direct comparables. Completed transactions of near-identical / similar properties. Real estate being marketed that are UO.
Category B – General market data which can provide guidance. Historical evidence. Demand for investment / occupation
Category C – Other background data such as interest rates
SDLT Thresholds?
- £0 - £150,000 = 0%
- £150,001 - £250,000 = 2%
- £250,000+ = 5%
Can you revalue a property without re-inspection?
- Must not be undertaken unless the valuer is satisfied that there have been no material changes to property or nature of its location.
- Must be confirmed in TofE and in valuation report
What is the difference between ERV and Market Rent
Market Rent is the actual rent a property could fetch in the market, while Estimated Rental Value (ERV) is an estimate of the potential rent a property could generate based on market conditions.
Hope Capital Ltd v Alexander Reece Thomson (2023)
The decision stated that the relevant duty of a surveyor with their valuation will be limited to providing information of the value of the security and not extend to all other unforeseeable risks.
Under the New National Supplement for RICS Valuation, what are the new rules put in place for valuations?
A firm must only value a fund / property for a maximum of 10 years
An individual must only value a fund / property for a maximum of 5 years
A minimum of 3 years after rotating off the valuations before valuing again
Which section of the Red Book may you find guidance on valuations for secured lending purposes?
VPGA 2 - Valuations for secured lending
Which states the conflicts of interest for secured lending.
There should be no involvement in the last 2 years.
What are the additional requirements in a valuation report for secured lending under VPS 3 according to VPGA 2?
- Enhanced conflict of interest checks
- The valuation method adopted
- State if recent transaction. How much reliance is on that value?
- Comment on the suitability for loan purposes
- Market commentary
- SWOT Analysis
- Lender risks
- Items of disrepair or deleterious materials
- Environmental issues
- Volatility in the market and/or demand for the category of property
- Special assumption