Appraiser Gus Agosto attended the ARENA Convention held in Berjaya Times Square, Kuala Lumpur, Malaysia on August 25-27, 2017.
As we celebrate the 50th Anniversary of ASEAN, we will take a glimpse on the situation of the valuation profession in the community.
A lot of people are asking us if we can undertake valuations that may then be used to banks for mortgage purposes. Some also uses the bank appraisal fee as an argument to demand for a much lower appraisal fee from the private appraisers.
On the first question, our response is that some lenders do not accept a valuation from a third party appraiser, they have their own in-house appraisers. But getting the services of a private appraiser is beneficial for the landowner; it can be use in negotiation with the bank for a higher loanable amount.
Why bank appraisal has lower fee than the private? It is pretty simple, the banks will profit not in the appraisal but rather in the home loan transaction.
How then private appraisals differ from those provided by banks? Banks are interested in quick turnaround, thus the valuer assigned has to conduct valuation based on bank standards. Bank also has policies that served as guidelines to their in-house appraisers that concur to the company policies on home loans.
There are few appraisal companies that are successful in getting appraisal jobs from banks. They are mostly accredited by the Central Bank. Fees are low and turnaround time from receiving instructions to having to send the appraisal report is short. Situation that newly passed appraisers cannot cope up.
However, if a client gets the services of a private appraiser, they can instruct the valuer directly for their own purposes. Not to side with the client, but in providing unbiased report. The most important client can expect as a minimum is a quality and independent report.
The announcement of Pres. Duterte on his infrastructure program is a well received development. Described as the “golden age of infrastructures”, the Duterte administration has rolled out its infrastructure projects – from new roads, airports and railways.
Based on studies, the value of properties tend to increase in the adjoining areas with the infrastructure projects. There have been instances that the price increases go as high as 50-70%, from the announcement of the infrastructure until the operational phase.
Infrastructures changes within the vicinity of the property add an established livability quotient for the public. Factors like new roads, highways, malls, schools and hospitals, all contribute in the appreciation. Infrastructure that links localities to the neighboring are as also influence the value of the property.
There are other factors that may have a negative bearing for the property owners affected by the infrastructures. Government usually pricing the land using BIR Zonal Value or worse the Assessment Value that is shown in the tax declarations. Proper authorities should look into it for proper compensation to the landowners.
Investors should take a good look at the property appreciation involved before putting an investment along the major infrastructure projects. Proper evaluation is needed in establishing the potential of the vicinity.
Some factors to consider before investing in properties around an infrastructure are the following:
Feasibility study is the primary activity a prudent investor should do before infusing investment in properties along the infrastructure’s area.
Appraiser Gus appointed and subpoenaed as an expert witness in San Joaquin Superior County Court, Stockton, California. The court is determining the value of properties located in the Philippines which is under dispute and for disposition.
“I am humbled for the appointment and the opportunity to appear in a US Court as an appraiser witness.” Appraiser Gus replied upon knowing the order.
In its order, the court emphasized his role in the court proceeding citing the following: “The appraiser provided an estimate of value for real estate properties in the Philippines. He has the the first hand knowledge of the properties, title information and estimated values which are crucial in resolving the property division aspect of the case.”
Prior to his appointment, Appraiser Agosto has served different trial courts in the cities of Lapulapu, Cebu, Mandaue and Talisay as court commissioner. Beside working in the court, he has served clientele both in private and public. Some of them includes Miraizo Group of Hongkong, General Milling Corporation, SMC Lighterage Corporation, Southwestern University, Pilipinas Water Resources, Inc. and University of the Philippines. He was the former Managing Partner of Intech Property Appraisal, Inc. and Magaca Appraisal Konsult.
“It’s an opportunity to showcase our professional expertise in the USA, which is known as the hallmark of real estate industry.” Appraiser Gus told Appraiser News Online. “My job is to help the court in determining the value of the property under litigation.”
Appraiser Agosto is a National Director of the Philippine Association of Real Estate Board, Inc. He is also a faculty of real estate management and finance in the University of San Carlos, Cebu City.
Having a view on the macroeconomic trends is critical when analyzing the real estate market. Real estate does not operate in a vacuum. Thus, it is essential for a real estate practitioner to grasp the role of the industry and knows the current events and how macroeconomic affect the real estate market, both in the aggregate supply and demand and the expectation of the buying public.
Real estate plays an important role in the economy. Residential real estate provides housing for families. It is the greatest source of wealth and savings for many families. Commercial real estate, which includes apartment buildings, create jobs and spaces for retail, offices and manufacturing. Real estate business and investment provide a source of revenue for millions.
Real estate, renting, business and construction are both measured by, and contributes to Gross Domestic Product (GDP). As shown in the graph, its growth continues. In 2016, it contributed P1.8 trillion, 13 percent of the country’s gross domestic product. It exceeded its 2000 record of P3.5 trillion. At that time, real estate, renting and business was a hefty 9 percent component of GDP.
Private construction, which is mostly done by property developers and individuals, contributed P1.2 trillion in the gross domestic product. It is one of the contributor in providing employment and help in lowering unemployment rate.
Beside GDP, real estate market in the country is fueled by increasing foreign direct investment. Since 2007, the accumulated foreign direct investment totalled to P 2.1 Trillion. Meanwhile, the overseas Filipino workers remittances increases by 17% . From 22 Million in 2013 to $ 26.8 Million in 2016.
Understanding key real estate relationships has a strategic implication on real estate decision making and portfolio management. The changing real estate environment can be linked to the macro-economy. Knowing the relationship between macroeconomic variables and real estate performance , and knowing whether these links are consistent or changing overtime ca provide a useful tool in leveling up our service to our clients and to our daily real estate practice.
In every site inspection, an appraiser will surely draw cameras to take pictures of the property. As the saying goes, a picture is worth of a thousand words. This holds true in appraisal. Pictures play an important role in the whole process.
Some clients like banks require photos of the properties; but others will ask why there is a need in taking pictures. They are thinking of their privacy. Let’s discuss the importance of taking pictures in the appraisal.
First, it forms part of the appraisal process. In every appraisal report, you can notice pictures of the property in the annexes or addendum of the report. This helps the appraiser in telling the story of the house and will support the valuation and assumptions provided in the report. Photos can highlight condition, layout, and quality of a house, building or a tract of land. Since no one except the lender or the property owner will read the report, you are assured of the confidentiality and privacy of your properties.
Second, it serves as back-up to the appraisers’ memory. When an appraiser takes photos, the appraiser can remember what the house was like. For instance, there have been times when I labeled the floor as vinyl during my inspection, but the photos clearly showed the floor was ceramic tile. Or maybe in the sketch showed only four bedrooms, but there were actually five based on my photos. Everyone makes mistakes, and that includes appraisers.
Third, it’s documentation. The pictures will greatly help the appraiser if he will be called to testify in the court or any government proceedings. Since most litigation requires an appraisal of value at the time of taking, photos can be a tremendous tool to assist the appraiser’s description of the property. Few weeks ago, a client asked me to value a property for litigation purposes, I took pictures of the property. Come court hearing, the judge asked the condition of the property, thus I shared in court the pictures I took during the site inspection.
Now you know why an appraiser takes pictures of the properties. Instead of worrying, help the appraiser take good shots by turning on lights and keeping away dogs.
(Paper presented in the International Conference on Business and Economy, held at Michael Richartz Center, University of San Carlos, Cebu City last February 17-18, 2017}
This study discusses the determinants of residential land values in Cebu City. Within this scope, the aim of the study is to determine the variables that have significant relationship and contribution to the residential land values. This study is expected to contribute to further studies in city planning, urban design and real estate. For the government, land values are central to understanding property prices and assessments, and the economic impact of land-use policies and taxes levied on property. For private individuals and corporations, land value is one of the basic factors in the location decisions taken by residential and business firms.
Download it here.