Property Valuation Building Estimation and Costing Building Estimation and Costing Building Estimation and Costing is a vital part of Civil Engineering. No project can begin without the total Building Estimation and Costing done by the Engineer. The entire Cost of construction and the infrastructure used for the purpose of construction is estimated and the final costing is done on the basis of which a certain percentage of the Project cost is paid to the Engineer, the Architect and other consultants involved in the project. Valuation is one such important part of Building Estimation and Costing. Valuation is done after the project is complete on the latest trends of the land prices in the market. In this article, we will discuss what is Valuation and the six important purposes of Valuation Valuation Valuation is the technique of estimating and determining the fair price or value of a property such as a building, a factory or other engineering structures of various types, land etc. Six important Purposes of Valuation The main purposes of valuation are as follows: 1. Buying or Selling Property When it is required to buy or sell a property, its valuation is required. 2. Taxation To assess the tax of a property, its valuation is required. Taxes may be municipal tax, wealth tax, Property tax etc, and all the taxes are fixed on the valuation of the property. 3. Rent Function In order to determine the rent of a property, valuation is required. Rent is usually fixed on the certain percentage of the amount of valuation which is 6% to 10% of valuation. 4. Security of loans or Mortgage When loans are taken against the security of the property, its valuation is required. 5. Compulsory acquisition Whenever a property is acquired by law; compensation is paid to the owner. To determine the amount of compensation, valuation of the property is required. 6. Insurance, Betterment charges Valuation of a property is also required for Insurance, Betterment charges, speculations etc. Property Valuation System Studying Building Estimation and Costing helps us evaluate the value of the property according to its current market trends. The Value of a property is listed into various different categories such as; 1. Market Value 2. Book Value 3. Capital Cost 4. Capitalized Value Market Value The market value of a property is the amount which can be obtained at any particular time from the open market if the property is put for sale. The market value will differ from time to time according to demand and supply. The market value also changes from time to time for various miscellaneous reasons such as changes in industry, changes in fashions, means of transport, cost of materials and labour etc. Book Value Book value is the amount shown in the account book after allowing necessary depreciations. The book value of a property at a particular year is the original cost minus the amount of depreciation allowed per year and will be gradually reduced year to year and at the end of the utility period of the property, the book value will be only scrap value. University of Nizwa / Dept. of Architecture / ARCH 506: Building Specification & Estimation / VALUATION / Ravishankar. KR / 5, January 2011. 1
Capital cost Capital cost is the total cost of construction including land, or the original total amount required to possess a property. It is the original cost and does not change while the value of the property is the present cost which may be calculated by methods of Valuation. Methods of Valuation of a Building Valuation of Building Valuation of a building depends on the type of the building, its structure and durability, on the situation, size, shape, frontage, width of roadways, the quality of materials used in the construction and present day prices of materials. Valuation also depends on the height of the building, height of the plinth, thickness of the wall, nature of the floor, roof, doors, windows etc. The valuation of a building is determined on working out its cost of construction at present day rate and allowing a suitable depreciation. Six Methods of Valuation 1. Rental Method of Valuation 2. Direct Comparisons of the capital value 3. Valuation based on the profit 4. Valuation based on the cost 5. Development method of Valuation 6. Depreciation method of Valuation Rental Method of Valuation In this method, the net income by way of rent is found out by deducting all outgoing from the gross rent. A suitable rate of interest as prevailing in the market is assumed and Year s purchase is calculated. This net income multiplied by Year s Purchase gives the capitalized value or valuation of the property. This method is applicable only when the rent is known or probable rent is determined by enquiries. Direct comparison with the capital Value This method may be adopted when the rental value is not available from the property concerned, but there are evidences of sale price of properties as a whole. In such cases, the capitalized value of the property is fixed by direct comparison with capitalized value of similar property in the locality. Valuation based on profit This method of Valuation is suitable for buildings like hotels, cinemas, theatres etc for which the capitalized value depends on the profit. In such cases, the net income is worked out after deducting gross income; all possible working expense, outgoings, interest on the capital invested etc. The net profit is multiplied by Year s Purchase to get the capitalized value. In such cases, the valuation may work out to be high in comparison with the cost of construction. Valuation based on cost In this method, the actual cost incurred in constructing the building or in possessing the property is taken as basis to determine the value of property. In such cases, necessary depreciation should be allowed and the points of obsolescence should also be considered. Development Method of Valuation This method of Valuation is used for the properties which are in the underdeveloped stage or partly developed and partly underdeveloped stage. If a large place of land is required to be divided into plots after providing for roads, parks etc, this method of valuation is to be adopted. In such cases, the probable selling price of the divided plots, the area required for roads, parks etc and other expenditures for development should be known. If a building is required to be renovated by making additional changes, alterations or improvements, the development method of Valuation may be used. Depreciation Method of Valuation According to this method of Valuation, the building should be divided into four parts: Walls, Roofs, Floors, Doors and Windows University of Nizwa / Dept. of Architecture / ARCH 506: Building Specification & Estimation / VALUATION / Ravishankar. KR / 5, January 2011. 2
And the cost of each part should first be worked out on the present day rates by detailed measurements. The present value of land and water supply, electric and sanitary fittings etc should be added to the valuation of the building to arrive at total valuation of the property. Capitalized Value and Year s Purchase Property Valuation System Capitalized Value and Year s Purchase calculations are a necessary part of Building estimation system or we could simply term it as Property Evaluation System. The Value of a property is listed into various different categories such as; 1. Market Value 2. Book Value 3. Capital Cost 4. Capitalized Value In this article, we are going to discuss and study what is capitalized value of a property? which will form the part of Evaluation system and Year s Purchase which will fall under the category of investment system. Capitalized Value of a Property The capitalized value of a property is the amount of money whose annual interest at the highest prevailing rate of interest will be equal to the net income from the property. To determine the capitalized value of a property, it is required to know the net income from the property and the highest prevailing rate of interest. Therefore, Capitalized Value = Net income x year s purchase Year s Purchase Year s purchase is defined as the capital sum required to be invested in order to receive a net receive a net annual income as an annuity of rupee one at a fixed rate of interest. The capital sum should be 1 100/rate of interest. Thus to gain an annual income of Rs x at a fixed rate of interest, the capital sum should be x(100/rate of interest). But (100/rate of interest) is termed as Year s Purchase. Capital Sum = Annual income x Year s Purchase The multiplier of the net annual income to determine the capital value is known as the Year s Purchase (YP) and it is useful to obtain the capitalized value of the property. Methods to calculate Property Depreciation Depreciation is the gradual exhaustion of the usefulness of a property. This may be defined as the decrease or loss in the value of a property due to structural deterioration, life wear and tear, decay and obsolescence. Methods of Depreciation University of Nizwa / Dept. of Architecture / ARCH 506: Building Specification & Estimation / VALUATION / Ravishankar. KR / 5, January 2011. 3
Four Methods for calculating depreciation 1. Straight line Method 2. Constant percentage method 3. Sinking Fund Method 4. Quantity Survey Method Straight Line Method In this method, it is assumed that the property losses its value by the same amount every year. A fixed amount of the original cost is deducted every year, so that at the end of the utility period, only the scrap value is left. Annual Depreciation, D = (original cost of the asset Scrap Value)/life in years For example, a vehicle that depreciates over 5 years, is purchased at a cost of US$17,000, and will have a salvage value of US$2000, will depreciate at US$3,000 per year: ($17,000? $2,000)/ 5 years = $3,000 annual straight-line depreciation expense. In other words, it is the depreciable cost of the asset divided by the number of years of its useful life. Constant Percentage Method or Declining balance Method In this method, it is assumed that the property will lose its value by a constant percentage of its value at the beginning of every year. Annual Depreciation, D = 1-(scrap value/original value)1/life in year Sinking Fund Method In this method, the depreciation of a property is assumed to be equal to the annual sinking fund plus the interest on the fund for that year, which is supposed to be invested on interest bearing investment. If A is the annual sinking fund and b, c, d, etc. represent interest on the sinking fund for subsequent years and C = total original cost, then Sinking Fund Method Quantity Survey Method In this method, the property is studied in detail and loss in value due to life, wear and tear, decay, obsolescence etc, worked out. Each and every step is based is based on some logical grounds without any fixed percentage of the cost of the property. Only experimental valuer can work out the amount of depreciation and present value of a property by this method. Estimating Replacement Costs for Valuation Valuation for Purpose financial statements or similar need Estimating Replacement Costs. Replacement Cost in principle reflects the cost of modern equivalent asset (MEA), such as equipments and machineries normally used in the construction. Although the actual cost of reproduction or to be estimated, an asset that is considered relevant to use, but in some cases, especially for assets that are old or outdated, information costs are not relevant. With illustrated as follows: in calculating the value of a machine part that has been used for several years. At the latest technology, assets with a similar capacity, now available to smaller engines and more efficient, so that the old machine cannot be replaced with the exact same machine Modern equivalent asset is obtained not by looking at physical characteristics, but with compare the capability and capacity of an asset. The calculation of replacement cost, assets can be done by adding all costs incurred by potential buyers wishing to purchase on the date of valuation. Such costs include the costs of delivery, transportation, installation, operation preparation, including import duties and taxes to be paid. Specific assets require special preparation, so the cost of design and other costs can be added University of Nizwa / Dept. of Architecture / ARCH 506: Building Specification & Estimation / VALUATION / Ravishankar. KR / 5, January 2011. 4
MORTGAGE LEASE Mortgage: An owner can borrow money against the security of his property, and for that purpose he is required to grant an interest to the party advancing the loan. The loan is required to be returned in a specified time. The person who takes the loan is known as Mortgagor, and the person who advances the loan is known as Mortgagee, and the relevant document for the mortgage transaction is known as Mortgage Deed. When the loan is fully repaid together with interest the mortgagor has got the right to free his property from the mortgagee, and this is known as Equity of redemption. The amount of loan will depend on the valuation of the property; usually 50 to 70 percent of the valuation is advanced as loan. The interest should be paid by regular installments, and the loan also may be repaid by regular installments spread over the specified period of the mortgage. If the mortgagor fails to pay the installments of loan as per condition of the mortgage deed, the mortgagee can take over possession of the property and sell it to recover the amount of loan, the interest and other expenses. The surplus, if any is paid to the mortgagor. Freehold Property A freehold property means that the owner is in absolute possession of the property, and the owner can utilize the same in any manner he likes, subject to the rules and regulations of the government and local authorities. He may use the property by himself, he may grant leases or tenancies for a short or long period. Leasehold Property It indicates the physical possession of the property and the use of it may be allowed by the original owner (leaser) as per the lease document. The owner of a freehold property may give permission to any other person to use his freehold which is known as giving property on lease. The person who takes lease is known as lessee or leaseholder and the owner who grants lease is known as lessor. The main types of lease are: 1. Building Lease 2. Occupation Lease. Building Lease: The owner of a freehold land leases out his plot of land to somebody to construct a building, on payment of a yearly ground rent by the leaseholder. The leaseholder constructs a buiding and maintains it at his own expenses and earns some rent from the building. The net income to the leaseholder will be net rent minus the ground rent he pays to the lessor. As the leaseholder has to invest sufficient money in constructing the building, such lease is granted for long period for 33 or 66 or 99 years or more. At the end of the lease period the lesser has got the right on his land together with the structure on the land. Occupation Lease: In this case the building or the structure is built by the owner (freeholder) and the built up property is given on lease for the purpose of occupation for a specified period on payment of certain amount of annual rent. The occupational lease may be for residential, office, factory, shop, etc. the lease period will depend on the purpose for which the structure or building has been constructed. If a factory, the lease period should be 10 to 30 years, for other cases it may be less. In occupation lease the maintenance of the building or structure is usually done by the leaseholder who may be provided in the lease deed. Easement Easement is the rights and privileges which one owner of a property enjoys through or over the property of another. The person who enjoys the easements over a property is called Dominant Owner and the owner over whose property the easements are enjoyed is called a Servient Owner. The following are some of the main easements: 1. Right to use light and air from and over the property of the adjoining owner s land. 2. Right of access from the adjoining owner s land. 3. Right to run and maintain water and drainage pipes through the neighbour s land. 4. Right of flow of rain water over other s land. 5. Right of support for a building from the adjoining owner s land. These easement rights may be acquired due to continuous and uninterrupted enjoyment for a period of 20 years, or easement rights may be granted by document or by the local authorities. University of Nizwa / Dept. of Architecture / ARCH 506: Building Specification & Estimation / VALUATION / Ravishankar. KR / 5, January 2011. 5