Menu
When conducting a commercial valuation in Notting Hill’s property market, one must weigh a variety of factors. Among them are the property’s location, its condition, and current market trends.
Valuation services are generally sought for one of three purposes: to secure a loan, to appraise an investment, or to acquire or dispose of property. An RICS-regulated valuer, a Chartered Surveyor, applies a wealth of knowledge and experience to the task when it falls to them, which is extremely beneficial for the client. Whether one is acquiring or disposing of an asset, or simply using it as loan security, a sound basis for the valuation is essential.
Evaluating a commercial property involves several steps. The first is to inspect the property thoroughly. Then, the evaluator studies and applies any leases or tenancy agreements pertinent to the property being valued. Next comes a basic check on the condition of the property and an analysis of the current commercial real estate market context. Finally, the valuer uses this information to make the appraisal. The result is a written report indicating the property value and certain key strategic information.
A commercial property—be it a shop, an office, or an industrial unit—typically serves as a vehicle for income-producing investment. Investors hold such assets with the aim of managing them toward a return, doing so in a manner that often reflects their individual risk appetites within the capital marketplace. When it comes to the valuation of commercial real estate in Notting Hill, there are several reasons you might undertake such a task.
There are several important reasons why you need a commercial property appraisal in Notting Hill. These include the following:
The global standards for valuation are set by RICS Valuation. When it comes to figuring out a commercial property’s worth, they use several methods. The main ones—which are distinctive from what estate agents use for residential property appraisals—are the cost, income, and sales comparison approaches. They don’t simply show how much the property is worth – instead, they explore sensible ways of looking at this commercial property’s value.
This approach utilizes information from recent sales of similar properties. It is based on the premise that a property’s value can be determined by examining its sale price compared to the sale prices of similar properties. Key factors that influence value—beyond the prime determinant of sale price—are considered. These include age, location, and condition of the property. Examination of these aspects in comparing properties sheds light on the sale prices of the properties in question.
This method consists of three different sub-methods of appraisal:
The Gross Rent Multiplier method approximates value by using a ratio derived from sales prices of comparable properties divided by their annual gross rents.
The Direct Capitalisation method is more commonly used for income-producing properties and relies on the net operating income of the subject property (the income it generates after expenses, but before mortgage payments and taxes) and a capitalisation rate derived from comparable sales of properties in roughly the same market.
The Discounted Cash Flow method of appraisal is used primarily for valuing larger assets or portfolios of properties. Valuers forecast net cash flow over an assumed holding period and a forecast sales price at the end of the holding period. They discount the cash flow to present value.
The worth of a residential property largely centres on its condition, location, potential for rental income, floor plan, and amenities. This valuation method, applicable primarily to older buildings, looks at something else: the basic cost of constructing the building. The formula applies to basic construction and does not consider the significantly greater cost of either constructing or maintaining all the amenities that make a property worth more. The method looks at the “Building and Land” portion of the basic construction cost.
Advantages of RICS Commercial Valuation Service
An illustration of a Help to Buy Valuation Report is given in the first page of the document, which contains a brief overview of the property that is up for valuation. This overview is brief but filled with pertinent details that are likely to be shared with the lender. As part of the report, the valuers have to provide a summary description of the property. It is fair to say that the property description is one of the key parts of the report, and therefore, the valuers attempt to cover that section with as much detail as possible.
Next, you will see a list of the comparison properties the surveyor used to figure your property’s actual value. These are properties that are somewhat like yours and are located in proximity to it. The surveyor looked at their size, condition, location, and several other factors. Finally, the surveyor assessed whether these properties would have a higher, lower, or similar value compared to yours.
The surveyor’s opinion of the local housing market’s current state will be in the report’s last section. It will say whether the area is experiencing a rising, steady, or declining market. The last section will also contain the valuation estimate, along with any explanatory comments and evidence needed to support the conclusion.
The Full Building Survey report includes the following:
When it comes to the detail that the surveyor will go into concerning defects, repairs, and maintenance, the Homebuyer Survey is fairly standard. Full Building Surveys, however, are more refined and go into more detail about possible and likely defects. Repairs and maintenance are covered in more detail. The Survey cost depends on the age, size, and value of the property.
The analysis they undertake is a visual inspection. This means that, for the most part, the building components that can be seen will be looked at and assessed in accordance with the surveyor’s remit. The Home Survey Report will show you the visible defects and then go on to discuss the kinds of partially hidden or totally hidden defects that the surveyor thinks you should be aware of. It will also try to clarify what kinds of repair work need to be done and the nature of the repairs. The survey is effectively a way to consider “defects” and their potential impact on the building.
A Building Survey Report contains the most important information for understanding the condition of a property. The surveyors that undertake the work follow a set procedure. The first part of the report contains a general overview of the property and its surroundings. The second part details the major and minor problems with the property’s components, inside and out. These problems range from serious structural defects to issues with doors or windows that don’t close properly, and everything in between. The report is written in clear English, complemented by diagrams and photographs. If any of the problems found are what a surveyor might consider important, that’s what the report indicates—using clear and unambiguous language.
Surveyors usually use a tick box to indicate methods of repair when drafting a building survey report. They are also required to comment on the timescale of any repairs. A condition rating is typically included: what needs to be addressed immediately, what is in the process of deteriorating but is in reasonable condition, and what has not deteriorated at all.
A building surveyor is responsible for a variety of checks and tests during a building inspection. These could be checks or tests for damp and woodworm, or they could be visual inspections of the building’s structure. In building surveying, there are visual inspections of roofs – checking for tiles and slates (if applicable) and also checking for leadwork (if applicable) and looking at the junctions between roof and wall. If the wall structure has brick in it, the surveyor will visually check for any “spalling” (brick breaking apart visibly) and any bulging (brick failing to hold its place visibly), for example.
If defects need fixing immediately, then the options recommended for this survey specify what to repair and give some idea of how long the problem has existed. For the most part, this survey describes recommended repair approaches that are standard in the industry and that do not require excessive expenditure. Future maintenance is also discussed, including what to expect when the problem being surveyed is not repaired and what to expect with repairs that are made but with questionable methodology.
Your surveyor will explain some of the legal aspects of purchasing the building, covering—in as much or as little detail as you desire, and their implications, but this is subject to your solicitor verifying.
You might consider having a separate market valuation done to determine whether the property’s asking price is warranted. You’ll also need a reinstatement cost valuation for insurance reasons.
RICS’s industry guidelines suggest building surveys for properties that are large, very old, in some disrepair, or have unusual features. Building surveys are also recommended if you plan to do any significant renovations or extensions.
If you’re purchasing a relatively modern home that’s in decent shape and built to ordinary standards, then a Home Buyer Survey is an acceptable choice. If you want the assurance of an inspection and report that are pretty much guaranteed to turn up any issues that might be hidden or just hard to see, then you should go for a Full Building Survey instead.
The Full Building Survey is more detailed; it is more specifically tailored to the property your surveyor would be inspecting. It also comes with more advice on the visible defects found and on the potential hidden defects that they suspect may be present. Your surveyor will illustrate reports with photographs so that you can clearly see what has been discovered. Both the Home Buyer and Full Building Surveys describe the repairs needed, the order in which the repairs should be done, and the kind of “maintenance measures” that will be required to keep the property in good condition.
A HomeBuyer Report does include a market valuation as well as reinstatement costs. However, a Full Building Survey does not. The main reason for the differences in what is and isn’t included in the two types of reports is how focused the reports are on the condition of the property. The Full Building Survey is the most in-depth and comprehensive survey of a property that you can have done.
All the professionals on our panel, whether Building Surveyors or Structural Engineers, are members of the Royal Institution of Chartered Surveyors (RICS) or hold equivalent accreditation from an industry-standard body (e.g. RPSA or CIOB). This ensures that you can be completely confident in the thoroughness and comprehensiveness of your Building Survey Report or Valuation. Your surveyor will be independent and will provide you with expert advice based on their judgment and without any bias.
Looking for a Chartered Surveyor? If you are buying a property, contact us for a building survey. Our panel of CIOB, RPSA and RICS surveyors will help you with the Level 2 or Level 3 property survey you need in Notting Hill. We can also assist you in Red Book Valuations, Party Wall Awards and other services. Reach out to us today for building surveyors, valuers and party wall surveyors in London!
