Valuation Flashcards
(206 cards)
1
Q
Tell me what the 5 methods of valuation are
A
2
Q
Tell me about how you would value a building using the profits/contractors/investment/comparable/residual method of valuation
A
3
Q
How do you decide which valuation method to apply?
A
4
Q
When and why would you use one of these methods?
A
5
Q
What is a years purchase multiplier?
A
6
Q
Give me an example of a good covenant and how this might impact a
valuation.
A
7
Q
What is PI Insurance (PII)?
A
8
Q
Why do surveyors need PII?
A
9
Q
Tell me about the RICS requirements in relation to PII.
A
10
Q
How did the decision in Hart v Large affect PII?
A
11
Q
What level of PII cover does your firm have?
A
12
Q
How would you distinguish limitations on liability in your valuations?
A
13
Q
Where in your valuation report do you state any limitations on liability?
A
14
Q
What relevance does Hart v Large have on your valuation practice?
A
15
Q
What aspect of Hart v Large allowed the judge to award damages without
applying the SAAMCO cap?
A
16
Q
What is the SAAMCO cap?
A
17
Q
Under the SAAMCO cap, is a valuer liable for losses due to a downturn in
the market?
A
18
Q
Under the SAAMCO cap, is a valuer’s liability usually limited to the
overvaluation on the valuation date?
A
19
Q
What would you do if you received a notice of a PII claim from a client or
their solicitor?
A
20
Q
Is there a difference between being negligent when undertaking a
survey/valuation and providing negligent advice?
A
21
Q
What is run off cover?
A
22
Q
What is the Red Book?
A
23
Q
Why does the Red Book exist?
A
24
Q
Tell me about a factor which may impact value
A
25
What is your duty of care as a surveyor when undertaking a valuation?
26
To whom do you owe a duty of care to when undertaking a valuation?
Why is independence and objectivity important when valuing?
27
Is there a separate UK Red Book?
28
What is the UK valuation guidance called?
29
Why does the UK guidance exist?
30
When was the Red Book last updated? Does this differ from when IVS were last updated? What changes were made?
31
Which do you follow - the latest IVS or the Red Book Global?
32
Which sections of the Red Book are mandatory and which are advisory?
33
What does PS1-2/VPS1-5/VPGAs relate to?
34
What type of advice does the Red Book cover?
35
If you provide preliminary advice / draft valuation report, what should
you state in writing to your client?
36
What type of valuations might be relied upon by a third party?
37
Tell me what the definition of MR/MV/investment value/fair value?
38
What is the difference between an assumption and a special assumption?
What sources of information would you consider when preparing a
valuation report?
39
If you have previously valued an asset, do you need to make any
additional disclosures and what might they be?
40
If your firm is too small to have a rotation policy or valuation panel, what
else can you do to ensure objectivity?
41
When might a conflict of interest exist in relation to a valuation
instruction?
42
What must be included in your terms of engagement / valuation report?
43
Where is this covered in the Red Book?
44
What is a restricted valuation service and can you provide one?
45
How do you deal with limitations on inspection or analysis?
46
Can you revalue a property without inspecting?
47
What RICS guidance relates to the use of comparable evidence?
48
What is an internal valuer?
49
Can an external valuer provide an internal purposes valuation?
50
What happens if market conditions change between the valuation date
and report date?
51
Is special value from a special purchaser reflected in MV?
52
Where does the definition of fair value come from? Does this differ from MV?
53
When is fair value used?
54
What are the 3 approaches under VPS5?
55
What is the Valuer Registration Scheme?
56
Are there any instances where certain sections of the Red Book may not
apply? What are these and which sections don’t apply?
57
What is the basis of value under UK GAAP FRS 102?
58
What is a SORP?
59
When would you use EUV?
60
What is the definition of EUV?
61
What additional criteria apply to secured lending valuations?
62
What information should you specifically request for a secured lending
valuation?
63
What is a regulated purpose valuation?
64
What additional disclosures must be made for a regulated purpose
valuation?
65
What is the basis of value for a statutory valuation?
66
What might a statutory valuation relate to?
67
What is the definition of the statutory basis of valuation? Is this the same for all statutory valuations?
68
What is a yield?
69
What is a Net Initial Yield?
70
What is a reversionary yield?
71
What is an equated yield?
72
What is an equivalent yield?
73
How would a yield reported from auction differ from a Net Initial Yield?
74
What purchaser’s costs do you deduct from a valuation?
75
When do you deduct purchaser’s costs from a valuation?
76
How would you value a property in uncertain market conditions - does
the Red Book give any guidance?
77
How could you value a long leasehold interest?
78
How does a term and reversion differ to a DCF?
79
What is the difference between a growth explicit and a growth implicit
yield? Give examples of each of these types of yield.
80
How would you value an under/over rented investment property?
81
When would you use a dual rate investment calculation?
82
Where can you find yield evidence from?
83
What is the hierarchy of evidence?
84
What would you do if comparable evidence was limited?
85
What is NPV?
What is IRR?
86
What is a term and reversion?
87
What is a term and reversion?
What is a hardcore and topslice?
88
What is a Discounted Cash Flow (DCF)?
89
What is a short-cut DCF?
90
When would you use a DCF?
91
What are the advantages of a DCF?
92
What are the disadvantages of a DCF?
93
What is a YP/PV/YP in perpetuity?
94
What is marriage value?
When would you include an element of hope value in a valuation?
95
Can you include hope value in a secured lending / mortgage valuation?
96
How would you value a ransom strip?
97
How does market value differ to investment value/fair value?
98
What is a dual capitalisation rate and when would you use one?
99
Is the profits/DRC method used for specialised or specialist property?
100
What type of properties would you use the profits method for?
101
What type of properties would you use the DRC method for?
102
When would you use the profits method?
103
What is intangible goodwill?
104
What is turnover / gross profit / net profit?
105
What are the steps to providing a profits valuation?
106
What is Fair Maintainable Turnover?
107
What is a Reasonably Efficient Operator?
108
Does the assessment of the REO include personal goodwill and trading
potential?
109
What is personal goodwill?
110
What is trading potential?
111
How do you calculate the tenant’s proportion of rent in a profits valuation?
112
What is EBITDA?
113
What is Fair Maintainable Operating Profit?
114
How do you calculate the divisible balance?
115
What accounts information would you want to review for a profits valuation?
116
Do RICS provide any guidance on RLVs or valuing development property?
117
What is an RLV?
118
What is a development appraisal?
## Footnote
Level 1
119
How do RLVs and development appraisals differ?
## Footnote
Level 1
120
How else can you value development land?
## Footnote
Level 1
121
What is the basic process of undertaking a RLV/development appraisal?
## Footnote
Level 1
122
What does a development appraisal show?
## Footnote
Level 1
123
What are the key things you need to consider when appraising / inspecting a development site? What else should you consider?
## Footnote
Level 1
124
Tell me about your due diligence when undertaking a development appraisal.
## Footnote
Level 1
125
What sources of information do you use when undertaking a development appraisal?
## Footnote
Level 1
126
How can you assess development potential?
## Footnote
Level 1
127
What is GDV/NDV?
## Footnote
Level 1
128
How do you calculate GDV?
## Footnote
Level 1
129
What do development costs include?
## Footnote
Level 1
130
When do you apply VAT when assessing development costs?
## Footnote
Level 1
131
Where can you source build costs from?
## Footnote
Level 1
132
What are typical finance costs?
## Footnote
Level 1
133
What would you apply finance costs to and on what basis?
## Footnote
Level 1
134
What is an S curve?
## Footnote
Level 1
135
What factors influence the decision to use an S curve when applying finance costs?
## Footnote
Level 1
136
Is there a quick rule of thumb which can be used when applying finance costs?
## Footnote
Level 1
137
What do holding costs typically include?
## Footnote
Level 1
138
How do you typically calculate developer’s profit?
## Footnote
Level 1
139
What are some typical inputs (and %/£) in a RLV?
## Footnote
Level 1
140
What other criteria might be assessed in terms of performance measurement for a RLV?
## Footnote
Level 1
141
What are the advantages/disadvantages of a RLV?
## Footnote
Level 1
142
What is included in the development programme?
## Footnote
Level 1
143
What is CIL?
## Footnote
Level 1
144
What is S106?
## Footnote
Level 1
145
What are the differences between CIL and S106?
## Footnote
Level 1
146
What is CIL charged on?
## Footnote
Level 1
147
What is a Monte Carlo simulation?
## Footnote
Level 1
148
What is a sensitivity analysis?
## Footnote
Level 1
149
How do you carry out a sensitivity analysis?
## Footnote
Level 1
150
What variables might you change and why?
## Footnote
Level 1
151
What factors affect sensitivity of a development appraisal?
## Footnote
Level 1
152
Tell me about your understanding of incorporating affordable housing into development appraisals
## Footnote
Level 1
153
Tell me about software you have used to provide a RLV. Give me a limitation of this software.
## Footnote
Level 1
154
What RICS guidance relates to the valuation of development property?
## Footnote
Level 1
155
What is viability?
## Footnote
Level 1
156
When would a cost approach be used?
## Footnote
Level 1
157
What type of buildings would a cost approach be used for?
## Footnote
Level 1
158
What is the supposition that a DRC is based upon?
## Footnote
Level 1
159
What are the 3 components of the cost approach?
## Footnote
Level 1
160
How do you assess the value of the land?
## Footnote
Level 1
161
How do you assess Gross Replacement Cost?
## Footnote
Level 1
162
What costs would you consider within GRC?
## Footnote
Level 1
163
What would you do if the building could be replaced with a modern equivalent?
## Footnote
Level 1
164
How would you deal with depreciation/obsolescence?
## Footnote
Level 1
165
What types of obsolescence are there?
## Footnote
Level 1
166
What are the three ways to deal with depreciation?
## Footnote
Level 1
167
Is the cost approach a market valuation?
## Footnote
Level 1
168
How might onerous lease terms, e.g. restrictive user, break clause, impact
upon capital or rental value?
## Footnote
Level 1
169
What liabilities may be created through valuation?
## Footnote
Level 1
170
What is a liability cap and when would one be used?
## Footnote
Level 1
171
Explain why the RICS are carrying out an Independent Valuation Review. Who is leading this?
## Footnote
Level 1
172
Explain what you understand by the term, margin of error
## Footnote
Level 1
173
What caselaw relates to margins of error?
## Footnote
Level 1
174
Explain your understanding of K/S Lincoln v CBRE Hotels (2010)
## Footnote
Level 1
175
Explain the precent set in Hyde and another v Nygate and another (2021)
in relation to the valuation of high-profile development sites.
## Footnote
Level 1
176
How can a NIY of zero be achieved?
## Footnote
Level 1
177
In a scenario where rents are static and the capital value increases, would
you expect yields to increase or decrease?
## Footnote
Level 1
178
What does heterogenous mean in terms of comparable evidence?
179
What does the term 'tone of value' mean to you?
## Footnote
Level 1
180
Tell me why terms of engagement are important.
## Footnote
Level 2
181
What checks do you undertake before accepting a valuation instruction?
182
How do you ensure you know who your client is when undertaking a
valuation instruction?
183
Are there any additional requirements when undertaking a valuation in
which the public has an interest or third parties may rely?
184
Are there any additional requirements for loan security valuations?
185
Talk me through an example of when you have agreed terms of
engagement with a client.
186
What are the key elements included within terms of engagement?
187
What does the Red Book say about terms of engagement?
188
What does the Red Book say about inspections?
189
What does the Red Book say about reporting requirements?
190
What are the differences between a desktop and a full valuation report?
191
Tell me about how you ensure that information relied upon in your
valuation is appropriate and reliable?
192
How did you record your special assumption at John Saxby Place, Hassocks?
193
What RICS guidance covers special assumptions such as the one you have made at John Saxby Place, Hassocks?
194
Why did you use an all risks yield at Brighton?
195
Why was a ARY more appropriate than a discounted cash flow on your Brighton valuation?
196
What did the RICS review of retail valuations say about All Risks Yields?
197
What deduction did you make in your valuation in Brighton for purchasers costs and why?
198
What are some Issues with comprable data from sources such as Rightmove such as you used at John Saxby Place, Hassocks?
199
At Hassocks did you adjust the per sq. ft rate, If so, what were they and why did you make them?
## Footnote
Level 2
200
As the property at Lewes was under-rented did you consider a term and reversion valuation?
## Footnote
Level 3
201
Did you adjust you comprable evidence at Lewes and what adjustments did you make?
202
Tell me about the Investment comprables you had at Lewes, what were the NIYs and how did they relate to the subject property?
203
What was the purpose of zoning at Littlehampton and in general?
204
The range of yields at Littlehampton was quite wide, can you explain why you chose 9% for the hardcore and 10% for the top slice?
205
Did you consider the covenant of the tenant at Littlehampton and what effect this may have on value, particularly given that the property was overrented?
206
Can you tell me about the retail market and its ongoing trends in the Littlehampton area?
