Valuation (lvl 1) Flashcards
Tell me what the 5 methods of valuation are.
Tell me about how you would value a building using the
profits/contractors/investment/comparable/residual method of
valuation.
How do you decide which valuation method to apply? When and why would you use one of these methods?
What is a years purchase multiplier?
Give me an example of a good covenant and how this might impact a
valuation.
What is PI Insurance (PII)?
Why do surveyors need PII?
Tell me about the RICS requirements in relation to PII.
What level of PII cover does your firm have?
How would you distinguish limitations on liability in your valuations?
Where in your valuation report do you state any limitations on liability?
What is the SAAMCO cap?
What would you do if you received a notice of a PII claim from a client
or their solicitor?
What is run off cover?
What is the Red Book?
Why does the Red Book exist?
Tell me about a factor which may impact value.
What is your duty of care as a surveyor when undertaking a valuation? To whom do you owe this duty of care?
Why is independence and objectivity important when valuing?
Is there a separate UK Red Book?
What is the UK valuation guidance called?
Why does the UK guidance exist?
When was the Red Book last updated?
Does this differ from when IVS were last updated? What changes were made?
Which sections of the Red Book are mandatory and which are advisory?
What does PS1-2/VPS1-5/VPGAs relate to?
What type of advice does the Red Book cover?
What type of valuations might be relied upon by a third party?
Tell me what the definition of MR/MV/investment value/fair value?
What is the difference between an assumption and a special assumption?
What sources of information would you consider when preparing a
valuation report?
If you have previously valued an asset, do you need to make any
additional disclosures and what might they be?
If your firm is too small to have a rotation policy or valuation panel,
what else can you do to ensure objectivity?
When might a conflict of interest exist in relation to a valuation
instruction?
What must be included in your terms of engagement / valuation report?
Where is this covered in the Red Book?
How do you deal with limitations on inspection or analysis?
Can you revalue a property without inspecting?
What RICS guidance relates to the use of comparable evidence?
What is an internal valuer?
Can an external valuer provide an internal purposes valuation?
What happens if market conditions change between the valuation date
and report date?
Is special value from a special purchaser reflected in MV?
Where does the definition of fair value come from?
Does this differ from MV?
When is fair value used?
What are the 3 approaches under VPS5?
Are there any instances where certain sections of the Red Book may not apply? What are these and which sections don’t apply?
What is a SORP?
When would you use EUV?
What is the definition of EUV?
What additional criteria apply to secured lending valuations?
What information should you specifically request for a secured lending
valuation?
What is a yield?
What is a Net Initial Yield?
What is a reversionary yield?
What is an equated yield?
What is an equivalent yield?
How would a yield reported from auction differ from a Net Initial Yield?
What purchaser’s costs do you deduct from a valuation?
When do you deduct purchaser”s costs from a valuation?
How would you value a property in uncertain market conditions - does
the Red Book give any guidance?
How could you value a long leasehold interest?
How does a term and reversion differ to a DCF?
What is the difference between a growth explicit and a growth implicit
yield?
Give examples of each of these types of yield.
How would you value an under/over rented investment property?
When would you use a dual rate investment calculation?
Where can you find yield evidence from?
What is the hierarchy of evidence?
What would you do if comparable evidence was limited?
What is NPV?
What is IRR?
What is a term and reversion?
What is a hardcore and topslice?
What is a Discounted Cash Flow (DCF)?
What is a YP/PV/YP in perpetuity?
What is marriage value?
When would you include an element of hope value in a valuation?
Can you include hope value in a secured lending / mortgage valuation?
How would you value a ransom strip?
How does market value differ to investment value/fair value?
What is a dual capitalisation rate and when would you use one?
What type of properties would you use the profits method for?
What type of properties would you use the DRC method for?
When would you use the profits method?
What is turnover / gross profit / net profit?
What are the steps to providing a profits valuation?
What is EBITDA?
What is Fair Maintainable Operating Profit?
How do you calculate the divisible balance?
What accounts information would you want to review for a profits
valuation?
Do RICS provide any guidance on RLVs or valuing development
property?
What is an RLV?
What is a development appraisal? How do they differ?
How else can you value development land?
What is the basic process of undertaking a RLV/development appraisal?
What does a development appraisal show?
What are the key things you need to consider when appraising /
inspecting a development site?
What else should you consider?
Tell me about your due diligence when undertaking a development
appraisal.
What sources of information do you use when undertaking a
development appraisal?
How can you assess development potential?
What is GDV/NDV?
How do you calculate GDV?
What do development costs include?
When do you apply VAT when assessing development costs?
Where can you source build costs from?
What are typical finance costs?
What would you apply finance costs to and on what basis?
What is an S curve?
What factors influence the decision to use an S curve when applying
finance costs?
Is there a quick rule of thumb which can be used when applying finance
costs?
What do holding costs typically include?
How do you typically calculate developer’s profit?
What are some typical inputs (and %/£) in a RLV?
What other criteria might be assessed in terms of performance
measurement for a RLV?
What are the advantages/disadvantages of a RLV?
What is included in the development programme?
What is CIL?
What is S106?
What are the differences between CIL and S106?
What is CIL charged on?
What is a Monte Carlo simulation?
What is a sensitivity analysis?
How do you carry out a sensitivity analysis?
What variables might you change and why?
What factors affect sensitivity of a development appraisal?
Tell me about your understanding of incorporating affordable housing
into development appraisals.
Tell me about software you have used to provide a RLV.
What RICS guidance relates to the valuation of development property?
Give me a limitation of this software.
What is viability?
When would a cost approach be used?
What type of buildings would a cost approach be used for?
What is the supposition that a DRC is based upon?
What are the 3 components of the cost approach?
How do you assess the value of the land?
How do you assess Gross Replacement Cost?
What costs would you consider within GRC?
What would you do if the building could be replaced with a modern equivalent?
How would you deal with depreciation/obsolescence?
What types of obsolescence are there?
What are the three ways to deal with depreciation?
Is the cost approach a market valuation?
How might onerous lease terms, e.g. restrictive user, break clause,
impact upon capital or rental value?
What liabilities may be created through valuation?
What is a liability cap and when would one be used?
Explain what you understand by the term, margin of error.
