Valuation

Question 1

What is an internal valuer?

Answer 1

• Employed by a company to value their assets
• Valuation for internal use only
• No third-party reliance

Question 2

What is an external valuer?

Answer 2

Has no material links with the asset to be valued or the client

Question 3

What are the THREE steps you should undertake prior to commencing a valuation?

Answer 3

CCT:

1. Competence - check you have the correct level of skills, understanding and knowledge
2. Conflict of Interest - check you are able to act independently on the instruction
3. Terms of engagement - issue to the client and receive written confirmation

Question 4

Why do you undertake statutory due diligence for valuations?

Answer 4

Confirm that there are no material matters which could impact on the valuation

Question 5

What types of statutory due diligence checks would you undertake when valuing a property?

Answer 5

1. Asbestos register
2. Business rates / Council tax
3. Contamination
4. Equality Act Compliance
5. Environmental matters (high voltage power lines, electricity sub-stations, telecoms masts etc.)
6. EPC rating if available
7. Flooding
8. Fire safety compliance
9. Health and safety compliance
10. Highways (check roads adopted with the local highways agency)
11. Legal title and tenure (check boundaries, ownership, any deeds of covenant, easements, rights of way, restrictive covenants, wayleaves)
12. Public rights of way (from an OS sheet)
13. Planning history and compliance (check any onerous planning conditions, whether the property is in a conservation area / listed and subject to a s. 106 agreement or CIL)

Question 6

What are the FIVE main methods of valuation?

Answer 6

1. Comparable method
2. Investment method
3. Profits method
4. Residual method
5. Depreciated replacement cost method

Question 7

What are the THREE valuation approaches set out in IVS 105?

Answer 7

1. Income approach - converting current and future cash flows into a capital value
2. Cost approach - reference to the cost of the asset whether by purchase or construction
3. Market approach - using available comparable evidence

Question 8

What are the SIX steps used when collecting comparable evidence?

Answer 8

1. Search and select comparables (agent’s boards, online databases)
2. Confirm / verify information with a party directly involved in the transaction
3. Assemble comparables in a schedule
4. Interpret comparables using hierachy of evidence
5. Analyse comaprables to form an opinion of value
6. Report value and prepare file note

Question 9

What guidance did the RICS recently release on using comparable evidence?

Answer 9

RICS Comparable evidence in real estate valuation, 2019
Now a professional standard 2023

Question 10

What are the THREE categories of evidence outlined in RICS Comparable evidence in real estate valuation, 2019?

Answer 10

Category A: direct comparables
Category B: general market data
Category C: other sources

Question 11

What is the hierarchy of direct comparable evidence outlined in the RICS Comparable evidence in real estate valuation, 2019?

Answer 11

• Contemporary, completed transactions of near-identical properties for which full and accurate information is available (may include the subject property)
• Contemporary, completed transactions of other, similar real estate assets for which full and accurate information is available
• Contemporary, completed transactions of similar real estate for which full data may not be available
• Similar real estate being marketed where offers have been made but a binding contract has not been completed
• Asking prices (with careful analysis)

Question 12

What is the hierarchy of general market data outlined in the RICS Comparable evidence in real estate valuation, 2019?

Answer 12

• Information from published sources or commercial databases
• Other direct evidence (e.g. indices)
• Historic evidence
• Demand/supply data for rent, owner-occupation or investment

Question 13

What is the hierarchy of other sources outlined in the RICS Comparable evidence in real estate valuation, 2019?

Answer 13

• Transactional evidence from other real estate type and locations
• Other background data (e.g. interest rates, stock market movement and returns which can given an indication for real estate yields)

Question 14

When would you use the investment method of valuation?

Answer 14

Used when there is an income stream to value

Question 15

How does the conventional investment method work?

Answer 15

• Rent received (or Market Rent) x Years Purchase = Market Value
• Assumes growth implicit valuation approach

Question 16

When would you use a Term and Reversion method? How does it work?

Answer 16

• Used for reversionary investments i.e. where Market Rent is more than passing rent
• Term capitalised until next rent review / lease expiry at an initial yield
• Reversion to Market Rent valued into perpetuity at reversionary yield

Question 17

When would you use the Layer / Hardcore method? How does it work?

Answer 17

• Used for over-rented investment i.e. where passing rent is more than Market Rent
• Income flow divided horizontally
• Bottom slice = Market Rent
• Top slice = passing rent - Market rent until the next lease event
• Higher yield applied to the top slice to reflect additional risk
• Different yields used depending on comparable investment evidence and relative risk

Question 18

What is a yield?

Answer 18

Yield is a return measure for an investment over a set period of time, expressed as a percentage.

Calculated (income / price) x 100

Question 19

How would you calculate Years Purchase? What does this show?

Answer 19

• Divide 100 by the yield

* Number of years required for the income to repay the purchase price

Question 20

What factors would you considering when determining a yield?

Answer 20

• Quality of location
• Covenant
• Property
• Lease terms
• Voids
• Security of income
• Liquidity (ease of sale)
• prospects for rental and capital growth

Question 21

What is an All Risks yield?

Answer 21

Yield which encompasses all the future risks and benefits attached to a particular investment

Question 22

When would you use the profits method of valuation?

Answer 22

Used for the valuation of trade related property where the value of the property is directly linked to the profit generated by the business e.g. pubs, petrol stations, hotels, guest houses, children’s nurseries, leisure, healthcare properties and care homes

Question 23

What do you require to conduct the profits method of valuation?

Answer 23

Accurate and audited accounts for 3 years

Question 24

How would you use the profits method of valuation to value a new business?

Answer 24

Use estimates / business plan

Question 25

What is the methodology for the profits method of valuation?

Answer 25

EBITDA (earnings before interest, taxation, depreciation and amortisation) is capitalised at an appropriate yield

Question 26

How should you verify a value obtained using the profits method of valuation?

Answer 26

Cross check with comparable sales evidence if possible

Question 27

When would you use the depreciated replacement cost method of valuation?

Answer 27

Where direct market evidence is limited or not available for specialised properties e.g. sewage works, lighthouses, oil refineries, docks, schools, submarine base etc.

Question 28

What is the purpose of the depreciated replacement cost method of valuation?

Answer 28

* Used for owner-occupied properties * For accounts purposes for specialist properties * For rating valuations of specialist properties

Question 29

What are the TWO steps of the depreciated replacement cost method of valuation?

Answer 29

1. Value land in its existing use (assume planning permission exists) 2. Add current cost of replacing the building plus fees (used BCIS). Then make a discount for depreciation and obsolesce / deterioration

Question 30

How do you estimate the amount to depreciate the property by when using the depreciated replacement cost method of valuation?

Answer 30

1. Physical obsolescence - result of deterioration / wear and tear over the years 2. Functional obsolescence - where the design or specification of the asset no longer fulfils the function for what it was originally designed 3. Economic obsolescence - due to changing market conditions for the use of the asset

Question 31

Are valuations using the depreciated replacement cost method of valuation Red Book Global compliant?

Answer 31

* Not suitable to be used for valuations for secured lending purposes * Can only be used for the calculation of Market Value for specialised properties for valuations for financial statements

Question 32

When reporting a valuation carried out using the depreciated replacement cost method, what must the valuer state with regards to alternative use?

Answer 32

* If higher, the valuer must state the Market Value for any readily identifiable alternative use * If appropriate, they must state that the Market Value must be materially lower on cessation of the business

Question 33

What guidance has the RICS produced on the depreciated replacement cost method of valuation?

Answer 33

RICS Depreciated replacement cost method of valuation for financial reporting, 2018

Question 34

When was the RICS Valuation - Global Standards published and when did it become effective as of?

Answer 34

Published in November 2021 and become effective on 31st January 2022

Question 35

What does PS1 of the Red Book Global cover?

Answer 35

Sets out the mandatory compliance with standards required where a written valuation is provided. 1. Mandatory application - All members who are providing written valuations must comply with the professional and valuation and technical performance standards (denoted PS and VPS) within parts 3 and 4 of the RICS Valuation Global Standards 2022. RICS bye-law B5.2.1(b) Liability of Members and RICS bye-law B5.3.1 Liability of Firms, these global standards are therefore of mandatory application to any member of RICS or RICS-regulated firm involved in undertaking or supervising valuation services by the provision of written valuation advice. 2. Compliance with Firms Firms regulated by RICS. Firm and RICS Members within the must ensure that all processes and valuations are fully compliant with the mandatory requirements in these global standards. Includes valuations that are a not a responsbility of a RICS member. Firms not regulated by RICS: While such firms may have their own corporate processes over which RICS cannot exert control, individual members in these firms who are responsible for valuations must comply with the mandatory requirements in these global standards 3. Compliance with international standards International Valuation Standards - published by the International Valuation Standards Council which compromise internationally accepted valuation principles and definitions. International Ethics Standards - RICS is a member of the international coalition of professional organisations stablished to develop and implement the first set of globally recognised ethics standards for property and related professional services. International Property Measurement Standards - international coalition of professional organisations established to develop and implement consistent and transparent property (i.e. real estate) measurement standards. 4. Compliance with jurisdictional or other valuation standards Regcognises that a member may be requested to provide a report that complies with standards other than the standards set out in Red Book Global Standards. Needs to be clear what standards are being adopted. Set out within terms of engagement and report. 5. VPS 1-5 exceptions

Question 36

What are the FIVE exceptions, where a valuation does not have to be Red Book Global compliant?

Answer 36

1. Agency and brokerage work in anticipation of receiving instructions to dispose of or acquire and asset (except where a purchase port is required which includes a valuation) 2. Acting / preparing to act as an expert witness 3. Performing statutory function except for the provision of a valuation for inclusion in a statutory return to a tax authority 4. Internal purposes, without liability and not communicated to any third party 5. Advice is provided in preparation for, or during the course of negotiations or litigation

Question 37

What does PS2 of the Global Red Book cover?

Answer 37

Ethics, competency, objectivity and disclosures All members practicing as valuers must have the appropriate experience, skill and judgment for the task in question and must always act in a professional and ethical manner free from any undue influence, bias or conflict of interest

Question 38

What does PS2 of the Global Red Book state with regards to independence, objectivity and the identification and management of conflicts of interest?

Answer 38

* Valuers and firms must act objectively and independently * Should apply "professional skepticism" when reviewing information and data before relying on it * Identify and manage conflicts of interest

Question 39

What does PS2 of the Global Red Book state with regards to Terms of Engagement?

Answer 39

* Members must understand the client's requirements and comply with the minimum terms of engagement * Members must be able to demonstrate professional competence

Question 40

What does VPS 1 of the Red Book Global cover?

Answer 40

Terms of Engagement - sets out the minimum matters that must be confirmed in writing to the client prior to commencing a valuation

Question 41

According to VPS 1, what matters must be confirmed in writing to client prior to the commencement of valuation?

Answer 41

a. Identification and status of the valuer b. Identification of the client c. Identification of any other intended users d. The asset to be valued e. Currency f. Purpose of the valuation g. Basis of value h. Valuation date i. Extent of investigation j. Nature and source of the information to be relied upon k. Assumptions and special assumptions to be made l. Format of the report m. Restrictions for use, distribution and publication n. Confirmation of the Red Book Global / IVS compliance o. Fee basis p. Complaints handling procedure to be made available q. Statement that the valuation may be subject to compliance by the RICS r. Limitation on liability agreed

Question 42

What is an Assumption, as defined in the Red Book Global?

Answer 42

Supposition taken to be true and accepted as fact without the need for specific investigation

Question 43

What is a Special Assumption, as defined in the Red Book Global?

Answer 43

would not be made by a typical market participant in a transaction on that valuation date but expected to be taken as true

Question 44

What does VPS 2 of the Red Book Global cover?

Answer 44

Inspections, Investigations and Records

Question 45

According to VPS 2, what does it state with regards to the necessity to inspect properties?

Answer 45

Valuers must take the steps to verify the information being relied upon for a valuation to ensure the information if professionally adequate for its purpose

Question 46

If a valuer undertakes a desktop valuation, is it still Red Book Global compliant?

Answer 46

Yes For revaluation without re-inspection. Valuer to make sure there isn’t a material change. If agreed with the Client and set out within the terms of engagement (PS1) and valuation report.

Question 47

When a valuer conducts a valuation on the basis of restricted information or without a physical inspection, what FOUR factors should they do?

Answer 47

1. Nature of the restriction must be agreed in writing in the Terms of Engagement 2. Possible valuation implications of the restriction confirmed in writing before the value is reported 3. Valuer should consider whether the restriction is reasonable with regard to the purpose of the valuation 4. The restriction must be referred to in the report

Question 48

According to VPS 2, is it permitted for a valuer to conduct a revaluation without re-inspecting the property?

Answer 48

Must not be undertaken unless the valuer is satisfied that there has been no material changes to the property or nature of its location since its last inspection (this must be confirmed in the Terms of Engagement and in the valuation report)

Question 49

What does VPS 2 state with regards to the holding of records?

Answer 49

A proper record must be kept of inspections and investigations, and of other key inputs in an appropriate business format

Question 50

What does VPS 3 of the Red Book Global cover? and what are the general principles?

Answer 50

Valuation Reports - sets out the minimum requirements to be stated within a valuation report. General principles: 1. Report must clearly and accurately set out the conclusions of the valuation. Cannot be ambiguous or misleading. 2. If appropriate, the valuer should draw attention to, and comment on, any issues affecting the degree of certainty, or uncertainty, of the valuation under item (o) below. 3. The report should deal with all the matters agreed between the client and the valuer in the terms of engagement (scope of work) (see VPS 1)

Question 51

According to VPS 3, what are the minimum requirements to be stated within a valuation report?

Answer 51

a. Identification and status of the valuer b. Client and any other intended users c. Purpose of valuation d. Identification of the asset to be valued e. Basis of value f. Valuation date g. Extent of investigation h. Nature & source of information relied upon i. Assumptions and special assumption j. Restrictions on use, distribution and publication k. Instruction undertaken in accordance with IVS standards l. Valuation approach and reasoning m. Valuation figure(s) n. Date of valuation report o. Comment on market uncertainty p. Statement setting out any limitations on liability that have been agreed

Question 52

According to VPS 3, is preliminary valuation advice able to be given?

Answer 52

Can be given but must be marked as a draft, for internal purposes only, which cannot be relied upon and on no account, can it be published or disclosed

Question 53

According to VPS 3, can a draft report be provided to a client?

Answer 53

* Yes, although the valuer is not to be influenced by the client in any way with respect to the final valuation figure stated in the report * A draft report provided to a client must state that it is a draft and it is subject to the completion of the final report * Any changes made to a preliminary valuation must be noted on file and reasons provided

Question 54

What does VPS 4 of the Red Book Global cover?

Answer 54

Basis of Value, Assumptions and Special Assumptions

Question 55

What is the definition of Market Rent according to VPS 4 of the Red Book Global?

Answer 55

The estimated amount for which an interest in real property should be lease • On the valuation date • Between a willing lessor and willing lessee • On appropriate lease terms • In an arm's length transaction • After proper marketing • Where the parties had each acted knowledgeably, prudently and without compulsion

Question 56

What is the definition of Fair Value (IFRS 13) according to VPS 4 of the Red Book Global?

Answer 56

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

Question 57

When would you be required to report Fair Value?

Answer 57

Used when undertaking valuations for inclusion in financial statements, if the International Financial Reporting Standards have been adopted by the client

Question 58

What is the difference between Fair Value and Market Value?

Answer 58

* RICS view that Fair Value is generally consistent with the definition of Market Value * Fair value relates to the actual worth of an asset and would be the mutually beneficial value between the buyer and the seller * Market value is the price which the asset will exchange between parties in the market and is influenced by market forces

Question 59

What is the definition of Investment Value according to VPS 4 of the Red Book Global?

Answer 59

The value of an asset to a particular owner, or prospective owner for individual investment or operational objectives i.e. the measure of worth to reflect the value against the client's own investment criteria

Question 60

What does VPS 5 of the Red Book Global cover?

Answer 60

Valuation Approaches and Methods

Question 61

What does VPS 5 of the Global Red Book state with regards to Valuation Approaches and Methods?

Answer 61

Valuers are responsible for adopting, and as necessary justifying, the valuation approach(es) and the valuation methods used to fulfil individual valuation assignments. These must always have regard to: - the nature of the asset (or liability) - the purpose, intended use and context of the particular assignment and - any statutory or other mandatory requirements applicable in the jurisdiction concerned More than one valuation approach may be appropriate in some cases

Question 62

What do the VPGAs in the Red Book Global cover?

Answer 62

Valuation Applications (Valuation Practice Guidance Applications)

Question 63

What is the relationship between the Red Book Global and the RICS Valuation - Global Standards (UK National Supplement, 2023?

Answer 63

* The UK National Supplement augments the Red Book Global requirements for valuations in the UK and is not a substitute for it * Provides requirements for members on the application of the RICS Valuation - Global Standards in the UK jurisdiction

Question 64

What were the key changes introduced in the RICS Valuation – Global Standards: UK National Supplement, 2023?

Answer 64

Glossary: Replicated from RICS Valuation – Global Standards (‘Red Book’) with some additional UK-specific terms included. Draft IVS 2023 ESG definition adopted. Minor changes to the VPGA to align which updates to new and updated professional standards, guidance and regulations. For example, UK VPGA 8 Valuation of charity assets: Major amends in conjunction with major updates made to the Charities Act 2022.

Question 65

What are the Three parts of the RICS Valuation – Global Standards: UK National Supplement, 2023?

Answer 65

Introduction Glossary of technical terms 1. UK Professional Professional Standards (UK PS) (Mandatory) 2. UK Technical and Performance Standards(UK VPSs) (Mandatory) * UK VPS 1 - Terms of engagement and reporting - Red Book compliance * UK VPS 2 - Terms of engagement and reporting - supplementary provisions in Scotland -* UK VPS 3 - Regulated purpose valuations: supplementary governance requirements 3. UK Valuation Practice Guidance Applications (UK VPGA) (Advisory) - 17 different UK VPGA

Question 66

What is hope value?

Answer 66

The value arising form any expectation that future circumstances affecting the property may change

Question 67

Provide some examples of where hope value may arise.

Answer 67

* Future prospect of securing planning permission for the development of land, where no planning permission exists at the present time * The realisation of marriage value arising from the merger of two interests in land

Question 68

What are the typical purchasers costs deducted from the gross market value?

Answer 68

* Stamp Duty Land Tax: at prevailing rate * Agent's fees: 1% of purchase price (+ VAT) * Legal fees: 0.5% of purchase price (+ VAT)

Question 69

What is marriage value? How do you calculate the level of marriage value?

Answer 69

* Created by the merger of interest - can be physical or tenurial * Undertake a before and after valuation and calculate the level of marriage value created

Question 70

How does the Red Book Global define a Special Purchaser?

Answer 70

A particular buyer for who a particular asset has special value because of advantages arising from its ownership that would not be available to other buyers in a market

Question 71

How does the Red Book Global define Special Value?

Answer 71

An amount that reflects particular attributes of an asset that are only of value to a special purchaser

Question 72

What is a right of light? When does it arise?

Answer 72

* Arises after twenty years uninterrupted enjoyment of light without the consent of a third party by way of an easement with a prescriptive right * If a right to light infringed, an injunction can be granted or damages awarded

Question 73

What schemed did the RICS introduce in October 2011 for the regulatory monitoring of all valuers carrying out Red Book valuations?

Answer 73

RICS Valuer Registration Scheme (VRS)

Question 74

What are the THREE aims of the RICS Valuer Registration Scheme (VRS)?

Answer 74

1. Improve the quality of valuation and ensure the highest possible professional standards 2. To meet the RICS requirement to self-regulate effectively 3. To protect and raise the status of the valuation profession as the leading expertise in valuation

Question 75

What are the professional standards you must adhere to as part of a Red Book Valuation?

Answer 75

PS 1) Compliance with standards where a written valuation is provided PS 2) Ethics Competency, objectivity and disclosure

Question 76

What are the 5 VPS?

Answer 76

VPS 1) Terms of Engagement VPS 2) Inspections, Investigations and record VPS 3) Valuation Report VPS 4) Base of Value, assumptions and special assumptions VPS 5) Valuation approaches and method

Question 77

Can you name any of the VPGAs?

Answer 77

1) Inclusion in financial statements 2)Secured lending 3) Valuation of businesses and business’ interests 4)trade related properties 5)plant and equipment 6)intangible assets 7) personal property 8) Real Property Interest 9)portfolios 10) Matters that may give rise to material uncertainty

Question 78

How is valuation defined?

Answer 78

Valuation is defined as a opinion of an asset or liability on a stated basis on a specified date

Question 79

What are the basis of Value?

Answer 79

Market Value Market Rent Investment Value Fair Value

Question 80

Who is a registered valuer?

Answer 80

A registered valuer is a valuer who: * adheres to the Red Book valuation standards * is committed to openness and transparency * are experts in their field, delivering credible and high-quality reports.

Question 81

What is a valuation registration scheme?

Answer 81

Valuer Registration is a risk monitoring and quality assurance programme which checks compliance with the RICS Red Book. A- To improve the quality of valuation and ensure the highest possible professional standards. B- To meet the RICS requirements to self regulate effectively C- To protect and raise the status of the valuation profession as the leading expertise in valuation.

Question 82

Please explain the structure of the red book ?

Answer 82

1, Introduction 2, Glossary 3, Professional standards 4, Valuation technical and performance standards 5. Valuation practice guidance applications 6. International valuation standards

Question 83

In what circumstance shall a red book not be used?

Answer 83

In all circumstances except for the exceptions

Question 84

How do you value affordable housing units?

Answer 84

Using a discounted cashflow factoring rental value, a discount rate and management costs

Question 85

What is the timeline of a valuation

Answer 85

Receive Instructions Check Competence Check that there are no conflicts of interest Issue terms of engagement Receive signed terms of engagement Gather information Undertake due diligence Inspect and measure Research market and assemble, verify and analyse information. Undertake valuation Draft report Check by another surveyor Finalise and sign report Report to client Issue invoice Archive file.

Question 86

What method of valuation would you use to establish rents and yields?

Answer 86

Comparable

Question 87

What is a residual method of valuation ?

Answer 87

Is a method of valuation used to establish a market value of a site based on market inputs at a particular moment in time and on a valuation date. GDV-TDC-Profit = Site value

Question 88

What is a DRC method of valuation

Answer 88

Method used to value public and specialist buildings. i.e. school, churches, town halls, airports, oil refinery, town centers etc. Modern equivalent - obsolescence + value of site = value. DO not guess the percentage on Obsolescence and this comes with experience.

Question 89

What are the three valuation approaches ?

Answer 89

a. Income (Investment, profits and DCF) b. Cost approach (DRC and residual) c. Market approach (Comparable)

Question 90

When would you use the profits method:

Answer 90

Used for income-producing properties that, due to location or some other factor, enjoy a monopoly. It is used when the physical buildings are normally only sold as part of a business. Examples would be: * hotels; * golf courses and other purpose-built sport and leisure centers; * petrol stations; and * some restaurants.

Question 91

What is gross profit?

Answer 91

Total revenue minus the cost of making a product or providing a service. Gross profit = Total revenue – Cost of goods sold (COGS) Calculating gross profit does not take additional expenses into account.

Question 92

What is net profit?

Answer 92

A business's total revenue after subtracting all interest; income and payroll taxes; and mortgage, utility or rent expenses. Net profit is the gross profit minus all other expenses. Net profit = Gross profit – Total expenses

Question 93

Tell me of another way that you could calculate term and reversion

Answer 93

Term- use discounted cashflow to work out term Reversion Deffered Yp % x years perpetuity = new yp New YP x market rent = capital value Used for under rented property

Question 94

What elements of the Red Book are Mandatory and which are advisory?

Answer 94

PS (Professional Standards) and VPS (Valuation Technical and Performance Standards) are mandatory VPGA (Valuation Practice Guidance Applications) are advisory

Question 95

Have there been any supplements to the Red Book?

Answer 95

The Red Book UK National Supplement was published on 19 October 2023 and will become effective 1 May 2024

Question 96

Q What have been the key changes in the last update of the Red Book?

Answer 96

Reflect changes to the International Valuation Standards 2022 Updated to reflect latest Rules of Conduct Emphasising the need to agree clear and unambiguous terms of engagement, even when valuations are undertaken for excepted purposes (i.e., VPS 1-5 do not apply) under PS 1 Section 5. The terms quasi, partial or non Red Book should not be used in terms of engagement or reporting. Instead, the exception should be specifically stated and explained in the terms of engagement and valuation report. More detailed commentary on sustainability/resilience and environmental, social and governance (ESG)matters in VPGA 8 Valuation of Real Property Interests. These terms are defined in Part 2: Glossary. There is also a reference to the proposed RICS Guidance Note Sustainability and ESG in Commercial Property Valuation and Strategic Advice 3rd Edition, also due to be published in 2022. Various amendments are made to the VPGAs, in particular VPGA 4 Individual Trade Related Properties and the reference to IVS 230 Inventory. Valuers must refer to the latest RICS valuation guidance, as well as being aware of the changes and how they affect their valuation work -amending any valuation templates or proformas used, including reports and terms of engagement.

Question 97

What are the different types of yield?

Answer 97

Initial Yield -The relation between current income and price (usually allowing for the cost of Purchase) = Current Income / Price Reversionary Yield -The relation between the rent receivable at a future date, such as when re-letting takes place, and the price of property = Market rent / price Equivalent Yield -Is the weighted average between initial and reversionary yield. Equated Yield -Is the internal rate of return given certain growth assumptions. All Risk Yield -Is a yield figure which reflects within it the future benefits and risks to which the investment is subject.

Question 98

Name a time you utilised the investment method?

Answer 98

Town Centre, Camberley – I was asked to appraise the site following it being marketed on the Homes England Dynamic Purchasing System. Following discussion with the Local Planning Authority it was determined that there was a not a need for retail anymore, however there was still a need for Office space. To value this I reviewed various rental comparables for office uses and discussed with local commercial agents regarding expected yields and rental levels in the area. Using the information gathered I utilized the investment valuation to determine capital values for the various uses and included these within my overall residual valuation for the scheme.

Question 99

What rental value and yield did you use at Camberley?

Question 100

How do you calculate IRR

Question 101

What is IRR

Question 102

What is NPV

Question 103

How do you calculate NPV

Question 104

What does the RICS Guidance Note Comparable Evidence in Real Estate Valuation say?

Answer 104

Outlines the Hierarchy of Comparable Evidence: Category A Evidence - Direct Comparables: Completed transactions of near-identical properties for which full and accurate information is available; may include information from the subject property itself. Completed transactions of near-identical properties for which some information is available. Where offers have been made but there is no binding contract. Asking Prices Category B Evidence - General Market Data that can provide evidence: Historic evidence/ demand and supply data from renta, owner occupier or investment data, Category C evidence - Transactional evidence from other real estate types and locations other background data, i.e. interest rates

Question 105

Is there any RICS Guidance on the comparable method?

Answer 105

Yes - RICS Guidance Note Comparable Evidence in Property Valuation, 2019

Question 106

What is a years purchase?

Answer 106

The number of years it will take for a property to repay its purchase price

Question 107

What are the Valuation Technical and Performance Standards?

Answer 107

VPS 1 - Terms of Engagement (scope of work) VPS 2 - Inspections, investigations and records VPS 3 - Valuation reports VPS 4 - Bases of value, assumptions and special assumptions VPS 5 - Valuation approaches and methods.

Question 108

Where are the definitions in the Red Book?

Answer 108

VPS 4 - Basis of value, assumption and special assumptions.

Question 109

VPS 4 - how many bases of value are there?

Answer 109

Market Value Market Rent Fair Value Investment Value Equitable Value Liquidation Value

Question 110

When was the Red Book UK National Supplement published?

Answer 110

Published on 19 October 2023 and will become effective 1 May 2024.

Question 111

What is the purpose of the Red Book?

Answer 111

Purpose of the Red Book: Impose mandatory obligations regarding competence, objectivity, transparency, and performance Establish a framework for uniformity and best practice for valuation assignments through adoption of the IVS Consistency in approach -aiding understanding of the process and value reported

Question 112

What key documents are available for surveyors when undertaking valuations?

Answer 112

RICS Valuation – Global Standards effective from 31 January 2022, commonly known as RICS Red Book Global Standards International Valuation Standards (IVS)published by the International Valuation Standards Council (IVSC) -mandatory IVS Technical Standard delivered within wider framework of RICS Standards (professional statements) International Ethics Standards International Property Measurement Standards (IPMS) Comparable Evidence in Real Estate (2019) Guidance note - now professional standard The Red Book UK National Supplement was published on 19 October 2023 and will become effective 1 May 2024

Question 113

Who publishes the International Valuation Standards (IVS)?

Answer 113

The International Valuation Standards Council (IVSC).

Question 114

What are the International Valuation Standards

Answer 114

IVS consist of mandatory requirements that must be followed in order to state that a valuation was performed in compliance with it. Some aspects of the standards do not direct or mandate any particular course of action, but provide fundamental principles and concepts that must be considered in undertaking a valuation

Question 115

What do professional standards do? (PS - Section 2)

Answer 115

1.They define the parameters for compliance with the Red Book Global Standards, including adoption of the International Valuation Standards 2.They set out the associated RICS regulatory requirements; 3.They clarify the detailed application of the RICS Rules of Conduct when members are undertaking valuation work

Question 116

What are the strengths and weaknesses of the comparable method

Answer 116

Strengths: *Reflects balance of supply and demand by using prices in local market for similar property *Complies with the definition as the price the market will pay *It reflects the behaviour of buyers and sellers *It is often preferred by the courts as it reflects the actual market Weaknesses: * Market conditions: a. During property collapses many transactions that take place are forced or distressed sales. They may be market evidence but do not conform to the willing seller rule. b. Economic conditions can vary quickly making past sales and leases unreliable c. Values will follow irrational behaviour of markets * Limited number of comparable transactions available e.g. specialist industrial plant * A lack of similar evidence / Real Estate markets are not fully transparent: - Evidence can be difficult to obtain and all information may not be available –e.g. developing companies has less transparency of information. - The Uniqueness of each property in both physical and legal attributes means that few comparisons are straight forward. * Special Purchasers: Prices can be influenced by special purchasers (e.g. Marriage Value) * Not all purchasers and vendors are well advised

Question 117

What is a return

Answer 117

measures the performance of a property, measured retrospectively, uses a DCF to calculate IRR check a cashflow calc

Question 118

What is investment value

Answer 118

Sum of present values. The present value is an estimation of how much future cash flow (or stream of cash flows) is worth right now. The present value recognise the time value of money, so . All future cash flows must be discounted to the present using an appropriate rate that reflects the expected rate of return (and risk value) because of the “time values of money”.

Question 119

What is the formula for yield

Answer 119

A yield - the annual return on investment expressed as a percentage of capital value. Yield Calculation = (income / price) x 100

Question 120

How do you calculate present value

Answer 120

Present Value (PV) = FV / (1 + r) ^ n FV = Future Value – projected cash flow expected to be received in the future (i.e. the cash flow we are discounting to the present date) r = Rate of Return (discount rate) – expected rate of return (interest) – which is a function of the riskiness’s of the cash flow (greater risk – higher discount rate) n = Number of Periods – duration between the date the cash flow occurs and the present date

Question 121

How did you determine the residual at Romford Gasworks?

Question 122

What did you learn in the Red Book Compliance Workshop?

Question 123

When were the latest IVS published and what were the changes

Answer 123

Update from IVS 2020 published in January 2024 Updates included a revised structure and increased focus on: - ESG - data - valuation modelling

Question 124

Why is the Red book being updated and when is it due to come into effect

Answer 124

To align with the new IVS. Updates will include: Implementation of valuation review recommendations Practice and process changes driven by evolving areas such as ESG and technology Alignment with wider RICS objectives Reflect developments in other global standards e.g. IFRS and Basel 3.1 Due to be published in Autumn 2024 and be effective from January 2025