Owen Connellan

The Cost Approach to Valuation

Outlines a new classification system for buildings and proposes that a new methodology, discounted asset rents (DAR), is used to address the situation. Notes that it has long been accepted that cost can be a valid basis for valuing ‘no market′ properties. Mentions the contractors test, as used in rating, and techniques for ascertaining depreciated replacement costs. Finally a practising valuer comments on the findings of the research.

Valuation banding – an international property tax solution?

Since 1993 Britain has used a ebandedi property tax as opposed to discrete values for the assessment of residential property. The expressed views of the British Government on its operational worth as a means of assessing and administering a residential property tax are examined and the possibilities of reviewing and revaluating the tax base are explored. In summary, the purpose of this paper is to present findings on the operation of this unique system highlighting strengths and weaknesses and its viability/applicability in other countries and jurisdictions. Initially the paper provides an empirical analysis demonstrating a number of the operational advantages and disadvantages of the system. This aspect will focus on equity issues, effective tax rate analysis and a number of administrative aspects/concerns. Since the initiatory research work was completed the research team has been afforded access to domestic property survey data in Britain as part of a new pilot project it is conducting in conjunction with the Inland Revenue Valuation Office Agency (IRVOA). This body is charged by the UK Government with the responsibility of valuing (inter alia) all real property for local and central taxation purposes. The additional data thus provided affords the opportunity for a larger geographical area of study and the paper will present these analytical findings. The paper concludes by drawing together recommendations in relation to how the system can be improved; does it represent a fair and equitable alternative approach to discrete value based systems? This part of the paper will examine the potential for such a system in other jurisdictions particularly where resources are limited in terms of experienced appraisers, availability of technology and tradition of applying ad valorem taxation. In addition, there is the opportunity to take advantage of the available technology of mass appraisal. For domestic property taxation this could entail a discrete valuation process, easily subsumable into banded allocations as and if required under the extant banded property tax system, with the added opportunity of frequent updating at minimised cost and effort.

Implications of valuation methods for the management of property assets

The valuation and management of landed properties owned by public authorities provides a useful case study for developing arguments relating to the “test of a good valuation” and in particular the inter‐relationship between purpose and method of valuation. The paper reviews the changing requirements placed on the valuation process and the growing and recognised need for valuers to be cognisant of the difference between the concepts of value‐in‐exchange (market price valuations) and value‐in‐use (calculations of worth) and to question the underlying purpose of valuations in the management process. Research work by the authors highlights the difficulties in accommodating these changes in the field of publicly‐owned leisure properties. The paper concludes that such valuations as have been prepared for leisure properties do not aid good management and are peripheral to the management decision‐making process. It suggests that for valuations to gain relevance to managers of owner‐occupied property, new concepts should be debated. In the public sector, “social value” is postulated as one avenue worthy of exploration.

Reform of UK local government domestic property taxes

The importance of local government within the UK has never been stronger, and this has direct implications as to the most appropriate method of financing this level of government. The council tax in Great Britain and traditional domestic rates in Northern Ireland represent the two primary sources of local government finance based on domestic property, which currently require significant reform. Weaknesses of the existing systems include the lack of buoyancy due to infrequent revaluations, horizontal and vertical inequities and the need to ensure that domestic property tax systems are seen to be fair. The paper makes a number of important recommendations which would enhance the acceptability and ultimately improve the operation of these forms of ad valorem taxation.

From existing use to value in use: time for a paradigm shift?

This paper debates the key concepts of fair value, value in use and existing use, as they relate to the valuation of owner‐occupied property assets. Changes to the professional body regulatory and advisory frameworks (International Valuation Standards Committee (IVSC), the European Group of Valuers’ Association (TEGoVA) and the Royal Institution of Chartered Surveyors (RICS)) controlling the valuation of fixed assets for balance‐sheet have taken place. These, it argues, require valuers to re‐appraise the role of existing use value (EUV) as an acceptable valuation concept. The treatment of owner‐occupied property differs with the IVSC no longer recognising EUV, which it holds to be contrary to the principles of fair value, as enshrined within International Accounting Standards. Yet, the basis is still recognised by TEGoVA, which also espouses fair value, whereas the RICS prefer the value to the business model. The crux therefore lies in the interpretation of fair value. This paper argues for the abandonment of EUV in UK and European standards, to fall in line with International Standards. It is contended that, if market value or value in use is the only acceptable approach to accounting valuations, this will have implications for corporate entities and may give their advisers some practical problems. If EUV is abandoned, it also calls into question the appropriateness of DRC (depreciated replacement cost) as a valid surrogate of market value or EUV. The paper contends that fair value embraces both value in exchange and value in use. It argues that EUV fulfils little useful purpose and calls for its abandonment and for the development of an agreed methodology for establishing value in use. In the quest for this it suggests that there would be merit in re‐exploring the notion of going concern value, which was effectively written out of UK practice with the introduction of RICS guidance.

Discounted Asset Rent (DAR) – A New Methodology for Cost Appraisals

When valuing “no market” properties using the cost approach, one of the fundamental problems is the reflection of “age‐related” depreciation in the appraisal process. The uncritical use of straight‐line depreciation produces illogical results and a new methodology “discounted assets rent” (DAR) is introduced to overcome these difficulties: site values based on existing use should not be depreciated per se in the process. A new software program (DAR) has incorporated these facilities as a “user‐friendly” valuation tool.

Local property taxation as a strategic planning tool in UK: can 'landvaluescape' play a role at local levels?

Abstract In common with many countries of the world, there are concerns within planning and regeneration circles regarding the very slow progress towards sustainable development and a realization that for progress to be achieved there is a need for government to act. Consequently, the UK government is seeking, through a variety of instruments, including the land use planning system, to mitigate the environmental impact of development. Indeed the overarching aim of the extant land use legislation (in particular, the Planning and Compulsory Purchase Act 2004 and the Sustainable Communities Act 2007) is the promotion of sustainable communities, across the so-called ‘triple bottom line’ of economic well-being, social justice and environmental protection. This paper discusses geo-political developments in the approach to funding local and regional government and how the UK is affected by these. The paper considers research in Britain into the potential for using aggregated property valuations as a method of monitoring economic health at a national and local scale, by applying geo-spatial modelling and display techniques. Given advances in the application of modern information systems (including the capture, management and display of geo-spatial data), the authors assess the potential of such systems for the status of relevant datasets in the UK.