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Valuation of Land & Buildings

Valuation of Land & Buildings David Baulch Valuer-General’s Valuations Valuations carried out on a seven year cycle Three Values: Land Value Capital Value Assessed Annual Value Defintions Land Value The capital value of land assuming that no improvements have been made. Capital Value

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Valuation of Land & Buildings

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  1. Valuation of Land & Buildings David Baulch

  2. Valuer-General’s Valuations • Valuations carried out on a seven year cycle • Three Values: • Land Value • Capital Value • Assessed Annual Value

  3. Defintions • Land Value • The capital value of land assuming that no improvements have been made. • Capital Value • The capital sum realisable from sale of land including all improvements • Assessed Annual Value • Gross annual income from rental after allowing for GST, rates and land tax.

  4. Land Tax Adjustment Factors • Land indexed annually for Land Tax purposes only. • Indices are municipal averages • Separate indices for commercial, industrial, residential and rural land • Factors are not applicable for improvements

  5. Adjustment Factors for 2004-05 • Residential – range 1.00 to 2.00 • Commercial – range 0.85 to 1.50 • Industrial – range 0.85 to 1.50 • Rural – range 1.00 to 1.50 • Acceptable to TAO for land values only

  6. CPI index movements • In the last four years • CPI has moved 11.8% • Construction industry 15.4%

  7. Buildings • V-G valuation will not represent fair value after three or four years • Other options • Independent valuation between V-G’s valuation • Apply a suitable index to current replacement cost and restate depreciation • Consider materiality?

  8. Materiality issues • Given the scale of infrastructure assets, roads, bridges, sewer and water assets, building values are unlikely to be material in the statement of financial position • Likewise resultant depreciation of buildings is unlikely to be material in the statement of financial performance

  9. What of the Future? • V-G to move to a six year cycle with updates every two years • Will apply to all three valuations that are carried out • Expected to start in about two years time • Does not solve today’s problems

  10. Audit Implications • While uncorrected “errors” from a failure to update valuations may not be material in the financial statements, they will reduce the level of tolerance for any other uncorrected errors. • You may be called upon to establish that there is no material mis-statement

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