Commercial Appraisal Services
Edmonton
A commercial property appraisal report can be used for a variety of important applications, including:
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Financing (lending)
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Sale of Property
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Asset Valuation
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Taxation Purposes (Capital Gains in Sale)
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Partnerships, and Legal Disputes.
How A Commercial Appraisal Is Used
While estimating the value of a commercial property, real estate appraisal firms take note of its unique characteristics, including its location, occupancy type, type of tenancies, proximity to commuting channels like highways, railway stations and airports, and similar issues.
We also consider the age/condition of the building, and review structural and aesthetic elements from exterior observation only. These inspections include the roof, mechanical equipment, quality of interior development, and whether the building has undergone any renovation.
Overview
The Valuation Process
Our Methodology
The valuation process is the orderly program in which the data used to estimate the value of the subject property are acquired, classified, analyzed, and presented. The first step in the process is to define the appraisal problem, i.e., identify the real estate, the effective date of the value estimate, the property rights being appraised, and the type of value sought.
Once this has been accomplished, the appraiser collects and analyses the factors that affect the Market Value of the subject property. These factors are addressed in the area and neighbourhood analysis, the site and improvement analysis, and the highest and best use analysis, and in the application of the three approaches to value, the Cost Approach, the Income Capitalization Approach and the Direct Comparison Approach.
The Cost Approach
In the Cost Approach, accrued depreciation is deducted from the cost new of the improvements and this figure is added to the land value to indicate the value of the whole property.
Generally, land value is obtained through direct Comparison. The replacement cost new of the improvements is estimated based on current prices for component parts of the building less depreciation, which is computed by analyzing the disadvantages or deficiencies of the existing building as compared to a new building. This approach is most reliable when the improvements are new or nearly new and represent the highest and best use of the site.
Income Capitalization Approach
The valuation process is the orderly program in which the data used to estimate the value of the subject property are acquired, classified, analyzed, and presented. The first step in the process is to define the appraisal problem, i.e., identify the real estate, the effective date of the value estimate, the property rights being appraised, and the type of value sought.
Once this has been accomplished, the appraiser collects and analyses the factors that affect the Market Value of the subject property. These factors are addressed in the area and neighbourhood analysis, the site and improvement analysis, and the highest and best use analysis, and in the application of the three approaches to value, the Cost Approach, the Income Capitalization Approach and the Direct Comparison Approach.
Direct Comparison Approach
The Direct Comparison Approach is used to estimate the value of the land as though vacant and/or the property as improved. The appraiser gathers data on sales of comparable properties and analyses the nature and conditions of each sale, making logical adjustments for dissimilar characteristics. Typically, a common unit of comparison is found.
For land value, the unit of comparison is usually price per square foot or price per acre; for improved properties, it may be price per square foot, price per unit, or a gross income multiplier. The Direct Comparison Approach produces a good indication of value when sales of similar properties are available.
