VALUATION Flashcards
(182 cards)
1
Q
Can you tell me about your IHT valuation in Fulham?
A
I valued a 1930s flat for IHT purposes.
The value returned appeared low based on comparable evidence.
I inspected the property and recorded its condition and position within the building.
I noted that the flat was located on the top floor and it had a mansard roof.
I used the comparable method and identified evidence within the same block.
I agreed with the value returned and reported to HMRC.
2
Q
What was the declared value for the flat in Fulham?
A
£950,000
3
Q
Tenure of the flat in Fulham? Are you aware of any leasehold reforms?
A
Leasehold - lease term: 876 years (less 21 days) from the 25th March 2021.
Freehold Reform Act (May 2024) - making it cheaper and easier for people to extend their lease or buy their freehold so leaseholders pay less to have more security in their home.
4
Q
What was the condition of the flat in Fulham? What VSF did you consider? Noted this was a 1930s building but were there any cladding issues? How would this have effected your valuation? Any guidance on the issue?
A
Good condition, has been modernised in the last 10 years.
VSF- Location, Views, Size, Condition, Floor Level.
Cladding issues- there were no cladding issues, the building was a 1930s, gated mansion block, tradition brick construction.
However, I would have referred to:
Valuation of properties in
multi-storey, multi-occupancy
residential buildings with
cladding, 2021.
5
Q
Guidance for comparable evidence? What makes a good comparable?
A
When considering the evidence, I referred to the RICS Professional Standard “Comparable Evidence in Real Estate Valuation” 1st edition, October 2019.
RICS have categorised comparables into three categories, forming a hierarchy of evidence:
* Category A – direct transactional evidence
* Category B – general market data providing guidance rather than a direct indication of value, such as evidence from published sources, commercial databases, indices, historic evidence and demand/supply data
* Category C – other sources, such as transactional evidence from other property types and locations and other relevant background
6
Q
How much lower was the returned value based on evidence for the flat in Fulham? Based on what evidence?
A
The comparable evidence ranged from £950,000 to £1,050,000.
7
Q
How did you adjust for condition and position of the flat in Fulham?
A
As a result of the findings from my inspection, I was able to identify comparable evidence also on the top floor and adjust and analyse to arrive at an opinion of value.
The comparable evidence on the 4th and 5th floor that I had identified had full ceiling heights throughout, more usable space and a more traditional layout. Whereas in contrast, the subject had sloped ceilings, which reduced its functional floor area and made certain parts of the flat feel cramped and awkward.
8
Q
Tell me about your evidence for the flat in Fulham?
A
The evidence I identified were located in the same block, had the same tenure and same number of bedrooms.
Same ground rent and service charge - peppercorn.
I identified comparables on the same floor and other floors.
9
Q
How did you confirm these comparable transactions for the flat in Fulham? How did you confirm condition of your comps? Remaining years on lease or all long leases so virtual FH?
A
I confirmed through third sources such as RightMove, Land Registry. There were all long lease comparables.
10
Q
How close were the comp transactions to your valuation date for the example in Fulham? Did you make an adjustment?
A
The comparable evidence identified were close to the valuation date so no adjustment was required, although if I had to, I would have considered the market data and trends.
11
Q
How did you sense check your valuation?
A
I sensed checked my valuation to comparable evidence located on the same floor as the subject.
12
Q
Is the VOA a part of HMRC? Regarding HMRC, are you an internal or external valuer?
A
The Valuation Office Agency is a government body in England and Wales. It is an executive agency of His Majesty’s Revenue and Customs.
13
Q
Why did you adopt the DRC method for the LA school?
A
For rating, my choice of the valuation method is informed by the available evidence for the mode and category of the hereditaments to be valued. For LA schools, there is no reliable arms-length rental evidence, I therefore adopted the Contractors Method.
14
Q
What is the difference between DRC and the Contractor Method?
A
The steps are the same for DRC but we do not apply the decap rate for the Contractors Method.
15
Q
How did you apply the Guidance for the DRC method? Is this not now a Professional Standard? Are you aware that this was amended in Sept 2023? Why would you adhere to this guidance?
A
Depreciated replacement cost method of valuation for
financial reporting, 2019
I applied the 5 step approach to carrying out DRC method
16
Q
What can you tell me about the 2017 Memorandum of Agreement?
A
A group pre-challenge review (GPCR) has been completed for the 2017 Rating List.
The GPCR comprised of agents including Wilks, Head & Eve, Avison Young, Lamberth Smith Hampton, Deloitte and Lancashire County Council.
17
Q
Would you deviate from the scales for the adjustments for A&O?
A
The allowances for A&O have been discussed and agreed in the Memorandum. Therefore I would only change the A&O scales in exceptional circumstances where it is supported by evidence. I would also seek advice from a senior valuer who specialises in the Contractors Method.
18
Q
What is a temp Cat 3 building?
A
Temporary structures that are to be demolished.
19
Q
Talk me through your build costs and your calculation of the Estimated Replacement Cost? What evidence is this based on?
A
- The costs are at the AVD for 2017 i.e. 01 April 2015.
- The 2017 VOA Cost Guide is provided by our in-house QS and Building Surveyor Team aka the BEAMS team.
- Costs come from the actual cost evidence of modern schools. This includes:
o Cost information published by the Department for Education (DfE).
o From FORs where we ask for a breakdown of multiple elements e.g. the sub-structure, super-structure, fittings, services etc.
o Building Cost Information Service (BCIS).
o SPONS (a pricing book compiled by Aecom).
20
Q
Talk me through your adjustments for A&O?
A
Guidance that has been established by QS, in the Rating Manual (simple route, someone has sat down and decided what adjustments they have on the value).
I applied 60% as the building was built in 1970-1990.
21
Q
What types of obsolescence could you consider?
A
Physical - wear and tear due to the building’s age, periodic renewal of internal fit out, roof coverings and windows.
Functional - inadequate classrooms, smaller, outdated, limited or poorly designed common spaces, outdated accessibility, lack of specialised spaces.
Economic - lack sufficient writing and outlets for modern classroom technology, lack of IT infrastructure (high speed internet), missing security technology, such as CCTV or secure entry systems, poor insulation.
22
Q
Did you not add the value of the land? How did you calculate the land value? What evidence is this based on?
A
Schedule 6, para 2(7) states that we value the heredit rebus at the material day. This means the land should be aligned with the type of hereditament we are valuing.
However, a lot of specialist heredits (like schools) have little to no evidence of land sales for that purpose. In these situations, Dawkins held that the prevailing land in the locality, may be taken as evidence of value, minus a modest discount.
Therefore, if we have a school in a residential area, we take the residential land values (based on the analysis of land transactions by DVS at the AVD) then discount it. In the VOA, we usually adopt 20%, please see the table below.
For school, the land is valued in two categories:
Developed Land
Covers buildings, landscaped areas, roads, car parks, playgrounds, and hard sports surfaces, excluding playing fields. Value is a percentage of total adjusted replacement costs. Classification as “urban” or “rural” depends on location.
Undeveloped Land
Includes playing fields and minor landscaping, excluding buildings and specialized sports surfaces. Areas with no practical use are ignored. Value is based on amenity land levels.
23
Q
What decap rate did you apply and why?
A
After adding the ARC and the land value, I applied the 2017 statutory decap rate for educational hereditaments of 2.6% to calculate the RV.
4.4% for other uses.
24
Q
How did you approach negotiations for the LA school? How did you achieve an agreement?
A
RV agreed with agent and Rating list updated.
25
Can you tell me about your IHT valuation for the detached dwelling in Kent?
I provided reasoned advice for a detached dwelling for IHT purposes.
The value returned valued the dwelling as an office as the property was being used as an office for the deceased's firm.
I arranged an inspection and confirmed that the property's optimum value was as a residential dwelling.
This was due to its location, lack of formal tenancy agreements, and relevant permitted development guidance.
Using the comparable method, I determined a higher valuation than that returned.
I entered into lengthy negotiations with the executor's Valuer and we agreed a revised figure, which was higher than the original valuation returned.
26
What was the declared value?
£725,000
27
Why did you initially choose the investment method for the property in Ashford? Can you talk me through your investment valuation?
I initially valued the property in its existing use as an office using the investment method to establish a clear starting point for its value.
As there was no tenancy agreement in place, I estimated its potential income based on office comparables nearby and applied an appropriate yield to determine its value. I applied a higher yield rate to reflect the increased risk – location and lack of tenancy arrangements.
Annual Rent: £37,600
Yield Rate: 6.5%
Capital Value: £580,000
Gross Yield – stand back and look. Consistent approach in the comparable evidence.
28
What development guidance did you consider for the property in Ashford? How did this affect your valuation of the property?
Class MA (Part 3, Schedule 2) of the Town and Country Planning (General Permitted Development) (England) Order 2015
- permits the change of use of buildings from commercial, business, and service (Class E) to residential (Class C3) without the need for full planning permission, subject to certain conditions and prior approval from the local planning authority.
- Buildings used for offices, shops, restaurants, or other commercial purposes (Class E) can be turned into homes (Class C3).
- The building must have been used for Class E purposes for at least two years and vacant for at least three months before applying.
→ In this example, there were no tenancy arrangements in place so it would be possible to it would be possible to make the property vacant to meet the requirement of three months of vacancy before applying for conversion under Class MA.
29
Talk me through your comparable method valuation for the property in Ashford? What adjustments did you consider as the subject property was an office?
I selected and identified comparable evidence located on the same road as the subject.
I adjusted the comparable evidence to reflect the subjects condition.
The subject had not undergone any structural or internal changes to change it into an office, therefore nominal adjustment was required.
I analysed the comparable evidence to arrive at an opinion of value.
30
What was your assessment of their valuer’s valuation approach and evidence? How could you have sped up these length negotiations?
I would have arranged an inspection with their valuer to discuss the optimum use of the property on site.
31
Talk me through your agreement and revised figure for the property in Ashford?
The executor's Valuer and I entered into negotiations, the Valuer argued that the property should be valued as an office but I advised due to the lack of tenancy arrangements and planning guidance, the optimum value is residential.
After lengthy negotiations, the Valuer and I agreed and settled at a higher figure.
32
What is your opinion of (Automated Valuation Model) AVM's currently being used for residential valuation?
Pros-
Speed & Efficiency
Cost-effective
Cons-
Limited accuracy in complex situations
Over reliance on Historic Data
Lack of Market Expertise
33
General valuation question - What are your thoughts on the current market for a class of property locality that you're familiar with?
TBC
34
What is happening in the current market, e.g. labour government encouraging change of use/relaxing planning law, aim to build 1.5m homes.
The target, set out in the 2024 Labour manifesto, is for 1.5 million new homes over the next parliament.
- social housing and community housing.
Planning reforms- simplified planning process, making it easier for developers to get planning permissions especially for affordable housing.
35
Could you tell me about your advice for your Red Book valuation in Purley?
I advised the valuation of a one bed flat in Purley, for disposal purposes.
I carried out a COI and prepared a TOE.
I arranged and conducted an inspection, measuring to IPMS3B and noted the property’s condition.
I used the comparable method to find similar transactions in the area to determine the market value.
I drafted a report following the RICS Red Book standards. A RICS Registered Valuer reviewed and approved the report.
36
Who was your client for the Red Book valuation?
Local council
37
Are valuations for disposals Red Book? What if your advice was in preparation for negotiations?
Yes, as valuation was required to inform the sale process, a Red Book valuation was required.
If this was advice in preparation for negotiations, such as informal and indicative advice, based on market conditions, the advice would not be considered a formal Red Book valuation.
38
For the red book valuation in Purley, what was the tenure? Leasehold? Length of lease? Ground rent? Service charge?
Leasehold
* 99-year leasehold from 1st January 2020, 95 years remaining.
* Peppercorn ground rent, £500 annual service charge.
* Age: 1960s
* Type: Ground floor, purpose built flat
* Construction: 3-storey, red brickwork, concrete panels, small balconies, timber framed windows, pitched roof.
39
How would you conduct your COI? Any guidance? How would you manage a conflict?
RICS Conflict of Interest, 2017.
I checked the property address and the client to ensure I had no professional or personal dealings.
If there was a COI, I would have ensured that they were disclosed.
If a conflict was identified, I would have withdrawn or managed the conflict.
I would have documented all disclosures and decisions to provide a clear record of compliance.
40
What were some of the agreed terms in your TOE? What was your fee basis?
RICS VPS 1.
1. Identification and Status of Valuer
2. Identification of The Client
3. Valuation Currency
4. Purpose of the Valuation.
5. The basis on which Fee is calculated.
DVS Charging Manual (fee is calculated)
41
What was the condition of the property in Purley?
Reasonable for its age, signs of wear and tear. Dated fixtures and fittings.
42
What approach would you take if this was a retirement home?
TBC
43
For the property in Purley, talk me through your comparables? Where did you source them? How did you ensure they were like for like? What difficulties did you encounter? How did you overcome these?
I sourced my comparable evidence from our internal database and Rightmove.
I ensured they were like for like by looking in the same apartment block, with the same number of bedrooms, similar condition, and positioning.
There was not many comparables that had sold recently, therefore I had regard to the market conditions and adjusted to reflect that the market had dropped.
44
Were all your comps measured to IPMS 3B? If not, how did you compare like with like?
IPMS3B includes areas with less than 1.5m head room, internal structural walls, columns, chimney breasts and garages.
I dual reported - measured to GIA and IPMS to ensure accuracy and to be able to compare like-for-like.
45
How did you sense check your valuation?
I sense checked my valuation by comparing it against the market evidence.
46
How did you comply with VPS 3? What are some of the things you included in your report?
VPS 3- Valuation Report.
1. Valuer information
2. Client Information
3. Valuation Purpose
4. Property Details
5. Basis of Value (VPS4- Market Value)
6. Valuation Date
7. Investigations
8. Information Sources
9. Assumptions
10. Usage Restrictions
11. Compliance Confirmation
12. Valuation Approach
13. Valuation Opinion
14. Report Date
47
Are you aware of any changes to the UK National Supplement, with effect May 2024?
1. Valuer Rotation - min. initial engagement period of 5 years and min. 3 year break.
2. Requirement for valuers to ask about the involvement of independent parties in the client's valuation instructions.
3. general administrative updates have been made to UK VPGA 15 Valuations for capital gains tax, inheritance tax, stamp duty land tax and the annual tax on enveloped dwellings and residential property developer tax.
4. These signpost additional HMRC and Valuation Office Agency guidance on the subject, while commentary on residential property developer tax has also been included.
48
How did you comply with the red book?
1. Competent
2. COI
3. TOE
4. RoC
49
What can you tell me about the Registered Valuer Scheme?
A risk monitoring and quality assurance program that ensures compliance with the RICS Red Book and high valuation standards.
By becoming a Registered Valuer, you offer protection and confidence to clients. You agree to audits by Regulatory Surveyors to check compliance with mandatory standards and best practices.
As a Registered Valuer, you can use the RICS Registered Valuer designation and accreditation logo.
50
How do you Registered Valuers handle PII at your firm?
We are insured by the Crown Indemnity Insurance.
51
What can you tell me about the Registered Valuer Scheme?
Members only eligible if they have completed APC and Valuation to Level 3.
Annual Fee must be paid to RICS.
To register, the information required:
- type of valuations
- purpose of valuations
- number of valuations
- firms total income from Red Book
- valuations in the last year
- what data sources are used.
The aims of the scheme:
1. improve quality of valuation and ensure highest professional standards.
2. meet RICS requirements to self-regulate affectively
3. protect and raise status of the valuation profession.
52
Can you talk me through your advice for the Tyre and Exhaust Centre? In this situation, who were you advising?
I provided reasoned advice for a 2017 Appeal where the appellants representative was arguing that a Tyre and Exhaust Centre should be valued as an industrial unit.
Subject hereditament was a single storey vehicle repair workshop and premises.
The appellants representative proposed that the RV be reduced.
The valuation approach for tyre and exhaust centres is distinct and the subject rent supported the valuation determined by the VOA.
The appeal was dismissed and the the current Rateable Value was accepted.
53
What valuation significant factors (VSF) did you consider for tyre and exhaust centres? How do the VSF differ from industrials?
The VSF for Tyre and Exhaust Centres, MOT Centres and Vehicle Repair Workshops are detailed in the Rating Manual.
VAPs and BAPs
VISIBILITY. The buildings location was highly visible to passing traffic. Industrial units do not rely on visibility in the same way and are often located in industrial zones with less foot or vehicle traffic.
ACCESS. Tyre and exhaust centres require access for customer vehicles. Industrial units, in contrast, prioritise access for delivery trucks and logistics rather than consumer vehicles.
PARKING. A tyre and exhaust centre will require adequate parking for customers. Industrial units, however, prioritise parking for employees and logistic vehicles, which requires more space for loading and unloading rather than customer parking.
BAYS. A tyre and exhaust centre needs specific services for bays for vehicles, a reception area for customers and storage for parts. An industrial unit, on the other hand will require large open floor areas for manufacturing, storage or distribution.
ADAPTABILITY. A tyre and exhaust centre will require a layout for vehicle movement and customer interaction, whereas industrial units need flexible spaces than can accommodate machinery.
54
Can you talk me through your Tyre and Exhaust Centre valuation approach?
Agent Evidence
When considering the evidence, I referred to the RICS Professional Standard “Comparable Evidence in Real Estate Valuation" 1st edition, October 2019.
The agent’s rental evidence comprised of standard industrials (i.e. industrial properties built between 1955 and 1970) which I reasoned were non-comparable. I therefore gave this evidence a low weighing.
The agent also provided historic evidence and general market data which I also gave a low weighing.
VOA Evidence
For my valuation, I advised the VT that direct transactional evidence for this class of property was the best evidence.
Due to the specific property type, there was a limited number of relevant transactions. However, I search wider in terms of location and valuation date and I sourced a basket 4 transactions.
My comparables were similar to the subject (same property class), arm’s-length (not connected parties), comprehensive (i.e. full details on the FOR), and verified transactions (FORs verified also 3rd party sources).
The rents ranged from £57/m2 to £78/m2 (let’s just imagine the comparable assessment evidence is rental evidence).
55
How is this Tyre and Exhaust Centre market distinct?
1. CUSTOMER BASE. T&E serve retail customers (individual vehicle owners)
2. LOCATION. T&E centres are located in easily accessible locations, close to residential or urban areas.
3. SPECIALISED SERVICES.
4. HIGH VOLUME, LOW COMPLEXITY.
5. RETAIL, OFFICE AND WHOLESALE INTEGRATION.
56
Tell me about the subject rent of the Tyre and Exhaust Centre? How much weight did you attach? What other evidence did you consider?
The rent on my subject property was a clean transaction analysing to (maybe say) £61/m2.
I also considered my comparables, my subject property had inferior visibility, access and parking similar to the comparables at the lower end of the evidence range.
I therefore concluded the subject rent and basket of evidence supported a base price of £60/m2 which calculated to an RV of £29,250.
I provided by recommendations to the VT and who confirmed by valuation and dismissed the appeal.
57
Did you consider P&M on site – compressors which provide power, along with any pits in the floor etc, vehicle hoists? What are the regulations?
The Pathway Guide says, “In respect of machinery and business assets they should also be varied according to industry sector”.
The actual valuation includes an air compressor (a common type of P&M for this class of property. As this was a rating valuation, I valued the air compressor as P&M as per statutory guidance.
In line with The Plant and Machinery Order 2000, the air compressor is a Class 1 item of P&M and therefore rateable.
58
Did you inspect the Tyre and Exhaust Centre? Why / why not? If not, can you defend that action? What did you learn if you did go?
No, I did not inspect the property because it had been recently inspected, and the check was agreed with the agent, with all facts confirmed. I was able to assess the VAPs and BAPs through a thorough desk-based review and felt confident that I had all the necessary information in accordance with VPS 2.
59
Did you make any allowances to the property in Ashford to reflect that it required a change of use?
There was no work required to convert it. It was set out as a residential property, being used as an office.
60
When carrying out COI, what would you do if there an a council tax appeal on the property?
Not a conflict, VOA have banded every house, required to do this work. In private sector, there would need to be an agreement.
61
Where did you get the cost from for the ERC?
For rating, we go to the Rating Cost Guide.
The figures come from our internal QS/BS.
62
How do you carry out a Profits method?
• Used for valuing trade related properties in markets where there is a monopoly position
• Used where the value of the property depends on the profitability of the business and trading potential
• Used for pubs, petrol stations, hotels, day nurseries, leisure and healthcare properties.
• Basic principle is the value of the property depends on the profit generated from the business not the building or location.
• Need accurate accounts for 3 years if possible
63
You’ve mentioned RICS Registered Valuer, what it the importance of that?
Ensures that clients can have that level of reassurance that they’re getting a professional that’s dealing with their valuation.
Qualified an up to date on how to do the work. Sign of professionalism and trust.
64
What is the difference between market value for tax purposes and Red Book.
For statutory purposes, we consider special purchaser and we disregard the flooding of the market (eg. 500 houses in the village- don’t assume that they were all put on the market at the same time, as this would impact on value).
65
What is prudent lotting? And what is the case law?
The dividing or grouping of property and land into parcels in order to achieve the best value. DOB v IRC (1967)
66
In your Red Book report of the residential property, what was your recommendation?
The market value.
I did this by… *step by step approach*
67
What was your approach is arriving at your Red Book valuation.
Comparable method.
68
How were VSF reflected in your red book valuation?
I identified that the subject was in dated condition, therefore I identified comparable evidence in a similar condition.
69
What were your findings from your Red Book inspection?
My findings was that the property was in reasonable but dated condition.
70
What is a purpose built flat?
A residential unit that was designed and constructed to be an apartment or flat from the outset, rather than being converted from a house or another type of building.
71
Was there a lift in the building? How does this affect value?
Yes there was, the lift can increase the market appeal due to convenience and accessibility.
72
Did you consider the dates of sale of comparables?
Yes, I considered evidence of comparables sold close to the valuation date.
73
Would you have been able to provide a report in line with Red Book standards if you had not inspected the property? Why not?
No, this the requirement of the red book in line with VPS2.
74
What are examples of assumptions and special assumptions?
Assumptions-
Title
Condition
Services
Planning
Special assumptions-
Planning consent will be granted for development
Proposed development completed
Vacant when at valuation date
Occupied when at valuation date
75
When did the RICS Red Book - UK National Supplement take effect?
1 May 2024
76
Why does Red Book valuations need to be signed by a RICS Registered Valuer?
To ensure that the valuation is carried out in accordance with the highest professional standards and provides reliability to the end user.
77
What yield did you apply for your investment valuation for the property in Ashford?
I considered that the property had no formal tenancy agreement, therefore reflected a 6.5% yield.
78
How did you determine covenant strength?
Lease term - a longer term can provide greater stability and income security
Market conditions - can impact the tenants ability to meet their obligations
Tenants business - tenants industry can affect their risk profile and the stability of their operations
79
Why is rent above the market rent more risky?
*it is more volatile and risky
*not sustainable, leading to increased vacancy risk
80
What was the market like in Ashford at the time?
£25/SF
Stable market, afforable rents, attractive to occupiers
81
What is the purpose of red book?
Provides:
*consistency, objectivity and transparency
*sets out rules and guidance for written valuations
82
What does VPGA stand for?
Valuation Practice Guidance Applications
83
What are the disadvantages of using BCIS?
BCIS tender info only
Sample of data can be small
Schemes of 30 dwellings or less
84
Where would you use the lower quartile?
*Applied to projects that aim to be completed at a lower budget or have minimal specifications
*Can provide an estimate for the minimum likely costs
85
Why did you use a development method for the property in Tottenham
To establish the profit the scheme will achieve
86
Why did you use All Risk Yield?
To reflect all the risks and the rewards of the development
87
How do you use Parry’s tables?
These tables offer a variety of calculations related to property valuation, including present value, future value, annuities, and more.
88
What is YP?
The number of years it would take for the annual income to pay for the value or purchase price of the property
Years purchase = £200,000 / £10,000 = 20
89
What’s the difference between expert and advocate witness? Any guidance?
Expert witness - when I spoke about the hereditament and evidence.
*Role: Provides specialized knowledge or opinion on a technical or scientific matter that is relevant to the case.
*Expected to be impartial and provide unbiased testimony, even if it doesn't favor the party who hired them.
Advocate witness - when I discussed the appeal.
*Role: Testifies about their personal observations or experiences related to the case.
*May be biased in favor of the party who called them, as their testimony is often intended to support a particular side of the case.
Surveyors Acting as Expert Witnesses, 4th edition
Surveyors Acting as Advocates, 2nd edition professional statement; 3rd edition guidance note
90
What was the subject rent for the tyre and exhaust centre?
NL 28-Mar-2011
15-year lease
£32,000
Adjusting to £61/m2.
91
How do you approach investment valuations in a fluctuating market?
Discounted Cash Flow
*Considers factors like growth rate, risk premium, and discount rate
*Offers a more in depth analysis of the property's value
92
What is the UK VPGA 15 guidance?
Replaces UKGN3
UKVPGA 15 (May 2024)
Provides an overview of the statutory basis of market value for IHT, CGT, SDLT and ATED.
93
How might an arms length transaction impact on the reliability of data sought?
*Not connected parties
Arms length transactions increase reliability as they reflect the true market value
94
Can you define market value? Where is this located?
VPS4 of RICS Valuation - Global Standards
Market Value:
"the estimated amount ... exchanged on the valuation date ... between a willing buyer and a willing seller ... arms length transaction ... proper marketing ... parties have acted knowledgeably, prudently"
95
If there is high levels of rental growth anticipated, would you use a higher or lower yield?
Lower yield as accepted in relation to capital value there would be expectation of growth.
96
Can you give me five heading under VPS3 (valuation report)?
*Status of valuer
*Client
*Purpose
*Asset identification
*Basis of value
*Valuation date
97
How do you ensure compliance with the RICS Red book standards in valuations?
*Ensure I am competent to do the work (PS1)
*Provide clear terms within the TOE (VPS1)
*Carry out an inspection of the property (VPS2)
98
Did you reflect risk in your dilapidated property calculation?
Yes, the risk is reflected in the hope value adjustment by deducting 15% in line with the Fifield case
99
What would you find in the valuation report that’s not in TOE?
*Valuation
*Valuation date
100
Tell me about your residential comparable valuation in Fulham. What was the guidance note for comparable evidence? (VAL L2)
RICS Professional Standard 'Comparable Evidence in Real Estate Valuation' 1st Edition, 2019.
I valued a 1930s flat for IHT purposes.
Utilising the comparable method, I gathered comparable transactions of similar properties in the locality and formed a basket of evidence.
I adjusted and weighted my evidence, and the value returned appeared low.
I inspected the property and recorded its condition and position within the building. I noted that the flat was located on the top floor and it had a mansard roof.
On return to the office, I adjusted the comparable evidence to reflect that the subject had a mansard roof.
I agreed with the value returned and reported to HMRC
101
Talk me through your valuation of the LPA School in Ealing. What is the guidance note relating to this? (VAL L2)
RICS Professional Standard, Depreciated Replacement Cost Method of Valuation for Financial Reporting, 1st Ed, November 2018.
I dealt with a 2017 Challenge which proposed a reduction, as some of the school now comprised of temporary buildings.
Given the specialised nature of the property and the limited market evidence I utilised the DRC approach.
I determined which buildings had been demolished and replaced with temporary buildings.
I first, calculated the ARC, I adjusted for A&O (at 60%) I added the land value and I applied the statutory decap rate (2.6%) to come to an annual equivalent of capital value i.e. rateable value.
Finally, I “stood back and looked” and concluded that the valuation was reasonable.
102
What advice did you provide for the Residential/Office property in Ashord? (VAL L3)
RICS Professional Standard 'Comparable Evidence in Real Estate Valuation' 1st Edition, 2019.
I completed the valuation of a detached dwelling in Ashford for IHT purposes.
The property was a large, detached building which was being used as an office for the deceased's firm.
Initially, I utilised the investment method and cross-referenced against similar types of property in the area and decided that it looked too low.
I carried out an inspection and confirmed that the property's optimum value was as a residential dwelling.
I utilised the comparable method, I gathered sale transactions of similar properties in the locality and formed a basket of evidence.
After adjusting and analysing the comparable evidence, I determined a higher valuation than that returned.
I entered into negotiations with the executors Valuer, advising that due to the location, lack of formal tenancy arrangements, and relevant permitted development guidance.
We agreed on a valuation which I was able to report to HMRC.
103
What advice did you provide to the Valuation Tribunal (VAL L3)
I provided reasoned advice for a 2017 Rating Appeal where the appellants representative was arguing that a Tyre and Exhaust Centre should be valued as an industrial unit.
The appellants representative proposed that the RV should be reduced in line with industrial evidence.
The valuation approach for Tyre and Exhaust centres is distinct and the subject rent supported the valuation determined by the VOA.
The appeal was dismissed and the existing RV of the appeal property was accepted as correct.
104
Talk me through your Red Book Valuation in Purley? What guidance did you follow?
RICS Valuation - Global Standards, 31st January 2022.
VPGA 8- Valuation of Real Property Interests.
Upon supervision, I completed a Red Book valuation of a one bedroom flat in Purley for disposal purposes.
I completed COI checks (COI, March 17) and ensured I was competent before issuing a ToE (VPS1) to the client.
I inspected the property measuring to IPMS Residential 3B (IPMS, All buildings, January 23) and noted its condition and VSF within my inspection template (VPS2).
I used the comparable method (VPS5) to find similar transactions in the area to determine the market value.
I drafted a report following the RICS Red Book standards.
A RICS Registered Valuer reviewed and approved the report.
105
Describe the construction of the 1930s flat you valued using the comparable method? EPC? Lease Terms? Ground Rent?
Leasehold – lease term: 876 years (less 21 days) from the 25th March 2021.
A 1930s gated mansion block, art deco style, traditional brick construction with stone detailing around the windows and entrance ways.
EPC - E
Ground Rent - peppercorn
106
Describe the construction of the detached dwelling you valued using the comparable/investment method? EPC? Lease terms?
Freehold, occupied by the deceased’s accountancy firm with no formal tenancy agreements.
A detached 1920s dwelling arranged over two storeys with a pitched tiled roof. Traditional brick construction, porch with wooden frame, bay windows, and a large driveway, set back from the pavement.
EPC - nil
107
Describe the construction of the flat you valued under the Red Book Valuation? EPC? Lease terms? Ground Rent?
Leasehold
* 99-year leasehold from 1st January 2020, 95 years remaining.
* Peppercorn ground rent, £500 annual service charge.
* Age: 1960s
* Type: Ground floor, purpose built flat
* Construction: 3-storey, red brickwork, concrete panels, small balconies, timber framed windows, pitched roof
Ground Rent - £50 increasing to £75 on the 10th anniversary and £125 on the 20th anniversary.
EPC - C
Service Charge - Nil
108
How do you carry out a Term and Reversion?
Where market is higher than passing rent (underrented).
Term CAPITALISED until next LEASE EVENT
REVERSION to MARKET RENT
DEFER BY TERM
MULTIPLY in PERP at a REVERSIONARY YIELD
109
How do you carry out a Hardcore and Layer?
Overrented properties.
INCOME FLOW divided into two slices -
bottom slice: MARKET
top slice: OVERRENT
Capitalise market rent (bottom slice) into PERPITUITY using MARKET YIELD.
Capitalise top slice (over rented part) until next review (if rent can go down) or end of lease using market yield uplifted to reflect risk.
Add together hardcore and top slice.
...stand back and look.
110
What are the different types of obsolescence?
Functional
Technical
Economic
111
What is special purchaser?
Where a particular asset has a sepcial value to a particular purchaser because of advantages arisining from its ownership that would not be available to other buyers in the market.
112
What is PS1?
Compliance with standards where written valuation is provided.
Includes exemptions (5)
States here that statutory valuation are not red book.
113
Is development appraisal red book?
Depends on the purpose of the development appraisal.
Viability - used in negotiations
IHT - statutory purposes
114
What’s exempt from the Red Book?
Agency, Litigation (or negotiation), Internal (purposes), Expert (witness) and Statutory.
ALIES
115
What implications does the L&T Act have on the investment valuation?
Lower yield to reflect L&T'Act - like for like basis on comparables
116
How do you estimate the fee? Can you match a fee with competitors?
Fee was negotiated by colleague.
Can't price match.
Fee quote based on an hour rate.
Stand back and look, "are we competing on same terms?" e.g. perhaps a lower fee was agreed due to not inspecting the property, thus, departing from the RB.
Can reduce fee if reflected in ToE.
117
What are the five methods of valuation and how would you use these?
Profit - trade properties
Residual - estimate how much "you" are willing to pay for land or property
Investment - commercial properties
Contractors - public assets, aren't traded on public market
118
What decap rate if you valued other than for rating?
Decap rate is used to establish the annual rent.
Not required to apply a decap rate for Contractors method.
119
How would the fact that the flat had a lift have an impact on the valuation of the flat in Fulham?
A flat is considered to be accessible, convenient - wider market
120
What did the Duke of Buccleuch case set out?
The stipulation that an estimate must be made of the value which a property would fetch if sold in the open market does not require an assumption that the highest possible price will be realised.
It involves that an estimate should be made of the price which would be realised under the reasonable competitive conditions of an open market on a particular date.
121
What would you have done if the property in Ashford did have a tenancy agreement, and it was contracted into the L&T Act 1975
- needs to have been empty for 3 months.
With L&T Act, the tenant has security, thus, would need to vacate the tenants on grounds.
- would apply a higher risk to reflect that the tenants would take longer to vacate.
122
What is the planning use for tyre and exhaust centres?
Class B2
123
What is the mode and category case law applicable to your VT?
Double Maxim Brewery v Smith 2015.
Argued that it should be valued on turn over as a brewery, but actually it was an industrial unit.
No adaptions to convert it into a brewery, it was an industrial unit. It was no different to an industrial unit.
124
Why did you value as a Tyre & Exhaust Centre?
Think mode of category, the hereditament has undergone changes to convert it from an industrial.
* higher eaves height
* open up fronts into bays
* more roller shutter doors than you would have on the industrial unit
Need to be able to demonstrate how it was different to a standard industrial.
125
For the equivalent of the LA school, did you use the measurements of the existing school or the equivalent area of the existing school?
Existing.
We’re moving towards a modern equivalent but don’t know if they have yet.
126
How old was the LA school?
1970-1990
127
Is VPS2 Mandatory?
Yes, VPS1-VPS5 are mandatory
128
What are the steps to carrying out a DCF?
In summary, DCF explicitly models a set of future cash flows, over a finite period which are discounted back to the present value.
The sum of individual cash flows is added together with an exit yield applied at the end to calculate the NPV.
The NPV will inform whether an investment is profitable or not.
129
What are the steps to carrying out a Profits method?
1. Annual turnover - costs = net profit
2. Net profit - allowance wear & tear = fair maintainable trade
3. Fair maintainable trade x cap rate (comparable evidence)
4. Market value
130
When was the RICS Valuation - Global Standards effective?
January 2022
131
What are the different P&M?
Class 1 - Power
Class 2 - Services
Class 3 - Infrastructure
Class 4 - Structures (contains 2 tables)
132
What is permitted development rights?
Allow certain building works and change of use to be carried out without the need to apply for planning permission from the local planning authority
133
What use class was the property in Ashford?
Class E
To be converted to Class C
134
Are you aware of business relief?
To qualify, the business or assets must have been need for at least 2 years prior to death
100% relief - applies to interests in unlisted companies, sole trader businesses or partnerships
50% relief - assets like land, buildings or machinery owned personally but used under a business you control
135
What plant and machinery was in the tyre & exhaust centre?
Air compressor (item 1) of P&M.
£215 p.a.
136
What is the purpose of a tyre and exhaust centre?a
Provides specialist services related to the maintenance, repair and replacement of tyres and exhaust systems for vehicles
137
Are VTs binding?
Yes, it is binding on the parties involved in that particular case but it doesn’t set a precedent for other cases
138
Provide me with a breakdown of the red book?
PS1
VPS
VPGA
139
What is VPGA1?
Valuation for inclusion in financial statements
140
What is VPGA8?
Valuation of real property interests
Standards for valuation of real property interests
Provides guidance to the valuation of real estate
Covers matters identified on an inspection that may/will have an impact on the markets perception of value (provides a list)
141
What is the purpose of the Red Book?
- Ensures valuations are reliable
- Uphold professional standard
- Quality assurance compliance
- Effective framework within the rules of conduct so that users of valuation services can have confidence in the valuation
142
What were the changes in the current RB edition?
- articulated in more detail, for the need for clear documented TOE when members apply an exception to VPS1-5
- definitions and additional commentary on sustainability
- improving/clarifying some of the existing RB standards text following feedback
143
What’s included in a valuation report which isn’t included in a TOE?
Valuation rationale
Comparable evidence
Valuation
Valuation date
144
What is the definition of market rent?
Agreed on the valuation date, between a willing lessor and willing lease, on proper lease terms, arms length transaction, proper marketing, both parties have acted knowledgeably, prudently and without compulsion
145
What is a multiplier?
The relationship between rent and capital value, expressed as a multiplier.
146
What are the proposed changes to the RB, published Jan 2024, effective Jan 2025?
• VPS 1: will remain as VPS 1 (Terms of engagement)
• VPS 2: will become VPS 4 (Inspections, investigations and records)
• VPS 3: will become VPS 6 (Valuation reports)
• VPS 4: will become VPS 2 (Bases of value, assumptions and special assumptions)
• VPS 5: will be split into VPS 3 (Valuation approaches and methods) and VPS 5 (Valuation models)
147
What is YP?
Represents how many years it will take for the income derived from the property to equal the market value/capital value/price paid
148
What type of properties would typically be valued using the profits method?
Hotels
Petrol stations
Caravan parks
Care homes
149
How would you conduct a profit method valuation?
CV:
Apply an all risk YP multiplier to a Fair Maintainable Operating Profit (FMOP) by an REO. Established by assessment of FMT.
RV:
Annual turn over
Less purchase costs = gross profit
Less working expenses = divisible balance
Divisible balance is split between the tenant and landlord share
150
How would you conduct a profit method valuation?
CV:
Apply an all risk YP multiplier to a Fair Maintainable Operating Profit (FMOP) by an REO. Established by assessment of FMT.
RV:
Annual turn over
Less purchase costs = gross profit
Less working expenses = divisible balance
Divisible balance is split between the tenant and landlord share
151
What is meant by assumption? Can you give me an example?
Good title
Assume building is in good repair, except for any minor defects specifically noted
Services are functional and free from defect
Planning for its current use
No hazardous or deleterious materials
Not contaminated
No environment risk
152
Were there any key pieces of evidence that you relied upon for your Tyre and Exhaust centre?
153
How to you carry out a term & reversion?
154
Did you many any allowances for the fact that the property in Ashford was vacant?
155
What do you mean disposal purpose?
156
What are the 4 levels of tribunal?
Valuation Tribunal
Upper Tribunal
Court of Appeal
Supreme Court
157
What is the lady fox case?
That the property must be valued as it actually existed at the date of valuation.
Even if a prudent seller would likely make some changes or alterations to the property before putting it up for sale.
Thirdly the property is assumed to be capable for sale in the open market even if in reality there are restrictions on sale that prevent it from being the case.
E.R.P
Existed. Restrictions. Prudent.
158
What is the age and obsolescence case law?
York museum (TBC)
159
What is an equivalent yield?
Weighted average (used in hardcore & layer)
160
What is the difference between the contractors method and depreciated contractors method?
CONTRACTORS METHOD
used for rating purposes
ERV
AGE&OBS
LAND
DECAP
161
With your red book valuation, did you have regard to the length of the lease? And is that available to the public domain?
Yes, land registry
162
What is the case law on expert witness?
Gardiner & Theobold v Jackson
Any valuation tribunal hearing “are you operating on a contingency fee?” “Would you benefit if you win?”
Still can express opinion, however VT reserve their right to treat with pinch of salt
163
What guidance did you rely upon for the VT?
Professional Standard & GN - Surveyors Acting as Expert Witnesses 4th Ed
PS & Guidance Note - Surveyors Acting as Advocates 2nd Ed, GN 3rd Ed.
164
How did you adjust your comparable evidence?
Look at the basket of evidence, stand back and look, decide a reasonable amount
165
What do you mean disposal purposes?
A local council was looking to dispose of the leasehold interest in the flat
166
If there is no comparable evidence, what other method would you have consideration to?
residual or contractors (methods of last resort)
167
What are the VPS2 exclusions?
Revaluation without re-inspection of real property previously valued.
168
Are you aware of any changes to the uk national settlement? When is this coming into effect?
1st May 2024
169
Are you aware of any changes to the RB? When is this coming into effect?
Jan 2025
Increased focus on ESG, data and valuation modelling
Possible changes to structure (VPS1-5), practice and process changes, driven by ESG and technology
Implementation of valuation review recommendations
170
What is a mansard roof?
A four-sided roof design with two slopes on each side
171
How much impact does the floor of the flat have on value? How did you adjust your comparable evidence from flats on different floors?
Desirability, views, accessibility and noise levels
I would consider comparable evidence and assess the value impact and adjust to reflect, stand back and look - does it appear reasonable?
172
Where does the decap rate come from?
Set by the government
173
Is there any RICS Guidance about attending tribunals?
RICS Regulatory
Tribunal Rules, Version 2, effect from 2nd Feb 2022
174
Do the valuation tribunal have any guidance?
Yes, the president makes rules about how appears are dealt with, set out in the Consolidated Practice Statement
175
Under what legislation can appeals be made?
The Appeal Regulations (SI 2009/2268) set out the regulations for making an appeal (Reg 13) and the Procedure Regulations (SI 2009/2269) set out the procedures for dealing with the Appeal at the VTE.
176
Is IPMS 3b still used?
No, this has been replaced with IPMS 3.2
177
What would have you done if the RB was a short leasehold?
Carried out a lease enfranchisement
178
What can a DCF look like, talk me through the different parts it will have.
• Time period on left hand side
• Net income (rent)
• YP @ cap rate (exit rate)
• Growth rate £1 @ say 2%
• Discount rate PV £1 @ 10%
• DCF total
• Remark/comment section at end
179
Are you aware of any VPGA's?
VPGA 1 - Financial account valuations
VPGA 2 - Valuations for loan security
VPGA 3 Valuation of whole businesses
VPGA 4 Profits valuations
VPGA 10 Material uncertainty
VPGA 8 - Real property interests
180
Tell me about uncertainty in valuations?
guidance in VPGA 10
material incertainty needs to be reported
seperately as it is a wider factor which may not have impacted the market yet
inherent uncertainty need not reporting
181
What if there is more than 0.5 hectares? What is the relevant case law?
Geoffrey Longson v Victor Baker, the judge equated “required” with “necessary” - necessary or needed for a specific purpose
182
What are the principles of valuation?
Ethics
Competency
Basis date of value
