Conducting an independent expert assessment of buildings and communications is mandatory if you need:
- transfer buildings and communications to trust management,
- rent out buildings and communications;
- privatize buildings and communications;
- to conduct a leasing transaction;
- to conduct a transaction of purchase and sale of buildings and communications;
- insure buildings and communications against various insurance cases;
- get the necessary loan secured by buildings and communications;
- attract additional investments;
- determine the tax base for fixed assets when calculating property tax;
- contribute a share in the capital of the organization in the form of buildings and communications;
- accurately determine the amount of damage to buildings and communications from fire, flooding, etc.;
- to divide the property;
- make a marriage contract;
- to enter into inheritance of property (valuation of property for inheritance);
- and settle other contentious issues.
Assessment of structures and communications includes work with such objects as tanks, reservoirs, highways, bridges, tunnels, pipelines, cable lines, power lines, railways, landscaping facilities, etc.
In the vast majority of cases, structures as individual real estate objects are unable to generate income and have value only as part of the property complex. This fact imposes certain restrictions on the use of basic valuation approaches when determining the price of structures as individual real estate objects.
Indeed, using a comparative or profitable approach, it is difficult to estimate the cost of special-purpose facilities, such as a reservoir, cooling tower or bridge. It is unlikely that the appraiser will find recent sales of comparable objects in the same geographical area and, moreover, such objects do not directly bring income to their owner.
Therefore, when evaluating structures, a costly approach is almost always used. The cost approach takes into account the full cost of reproduction or replacement, as well as the analysis of the remaining useful life of the structure and gives fairly accurate results in determining the cost of structures.
If a construction or transfer device is part of a property complex, then, as a rule, the appraiser uses three approaches to valuation (cost, comparative and profitable) when determining the market value.
The most common method of evaluating structures is the comparative unit method. The comparative unit method begins with determining the base cost of construction of 1 square meter or 1 cubic meter, taken as a reference point for a typical structure. Then various amendments are made to the features of the assessed object. It is necessary to make an adjustment for the differences between a typical object and an estimated object in terms of design features and materials used in construction. Adjustments may also be required to take into account differences in equipment, the amount of overhead and other cost elements.
Our company has extensive experience working with a wide variety of facilities and provides qualified services for conducting such professional activities in the shortest possible time.
In most cases, the usefulness of the evaluation object imposes certain restrictions on the choice of the list of approaches used. If the structure is part of the property complex, then, as a rule, all three approaches are used (cost, comparative, profitable). To evaluate special-purpose objects, such as a bridge, a cooling tower, etc., it is difficult to use a profitable and comparative approach, since it is unlikely that an appraiser will detect recent sales of objects of similar utility in the same geographical area.
We work in particular with the following types of structures:
- Capacities
- Tanks
- Highways, bridges, tunnels
- Driveways, platforms
- Railway tracks
- Landscaping objects
- Fences
- etc.
We also evaluate the following types of transfer devices:
- Water supply
- Heat pipe
- Power lines
- Radio communication lines
- Telephone lines
- Gas pipelines, oil pipelines
This list reflects the maximum amount of information that appraisers may need to work with. If for some reason you do not have any information from this list, call us. We will find a solution to even the most difficult situation.
- Copies of inventory cards for structures and transfer devices with the mandatory presence of the following data there: inventory number, date of commissioning, cipher and depreciation rates, initial cost (prices on the date of commissioning), excluding denominations.
- An accounting certificate on the book value of structures and transmission devices on the required date (specify the replacement cost, amount and % of depreciation and residual value).
- Copies of technical passports for structures and transfer devices.
- Description of the structure, dimensions, its technical characteristics (in the absence of a technical passport).
- Description of transfer devices, length, material, diameter of pipes, etc. (in the absence of a technical passport).
- Existing lease agreements for structures with the calculation of the rental rate.
- Acts of actual physical wear of structures, transfer devices, drawn up by a specially created commission of employees of the chief technologist, chief mechanic, or other technical specialists responsible for these facilities, where the technical condition of structures and transfer devices would be indicated (very good, good, satisfactory, conditionally suitable, unsatisfactory, unusable); the percentage of their actual physical wear and tear.
Minimum list of documents required for work:
1. Water supply system
- Total length of networks
- Pipe material
- Pipe diameter
- Depth of laying (if the nets have different materials and diameters, specify the length of the nets for each type of pipe and diameter).
- Book value
- Date of commissioning
2. Heat Pipe
- Total length
- Diameter of pipelines
- Type of laying of communications (ground or underground)
- Book value
- Date of commissioning
In case of underground laying of communications, the following information is required:
- Type of channel (impassable, semi-passable)
- Channel wall material
- The presence or absence of waterproofing
In the case of ground laying of communications, the following information is required:
- Support material
- Height of supports
- Height of overpasses
- Number of overpass tiers
3. Power lines
- Total cable length
- Voltage
- Cable brand
- Cable cross section
- Book value
- Date of commissioning
4. Radio communication lines
- Total cable length
- Cable brand
- Book value
- Date of commissioning
5. Telephone lines
- Total cable length
- Cable brand
- The number of cores and their diameter.
- Book value
- Date of commissioning
6. Driveways, platforms
- Area of driveways and platforms
- Coating material
- Book value
- Date of commissioning
7. Fences
- Length of fences
- Height of fences
- Width of fences
- Book value
- Date of commissioning