AU2005203023B1 - A method for performing an asset valuation - Google Patents
A method for performing an asset valuation Download PDFInfo
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- AU2005203023B1 AU2005203023B1 AU2005203023A AU2005203023A AU2005203023B1 AU 2005203023 B1 AU2005203023 B1 AU 2005203023B1 AU 2005203023 A AU2005203023 A AU 2005203023A AU 2005203023 A AU2005203023 A AU 2005203023A AU 2005203023 B1 AU2005203023 B1 AU 2005203023B1
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- 238000000034 method Methods 0.000 title claims description 53
- 238000007689 inspection Methods 0.000 claims description 46
- 238000012502 risk assessment Methods 0.000 description 4
- 238000010586 diagram Methods 0.000 description 3
- 238000013500 data storage Methods 0.000 description 2
- 238000011156 evaluation Methods 0.000 description 2
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Description
AUSTRALIA
PATENTS ACT 1990 COMPLETE SPECIFICATION STANDARD PATENT A METHOD FOR PERFORMING AN ASSET VALUATION The following statement is a full description of this invention including the best method of performing it known to me: A METHOD FOR PERFORMING AN ASSET VALUATION
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TECHNICAL FIELD The present invention relates to a method for performing an asset valuation.
The present invention has particular, although not exclusive application to real estate property valuations.
0BACKGROUND In the finance sector, insurance companies and banks have teams of valuers which are involved with valuing assets. For example, banks employ valuers to estimate the value of real estate properties with a view of establishing the risk involved in lending a client the finances to purchase the property. Valuers generally perform a full inspection which involves an internal inspection of the property, or a restricted assessment which involves only an external inspection of the property.
The accuracy of both forms of valuation largely depends upon the extent of the information available when performing the valuation and whether the valuer correctly follows valuation practice. In practice, valuations are based on faith whereby banks rely on the valuer to act in a professional and appropriate manner. In the event that information is not available, a valuer may cut corners by performing a valuation without seeking out the missing information or inspecting the property. Undesirably, the bank will often have no way of knowing which information was used when the valuation was performed.
There is a need for a structured approach to performing valuations.
SSUMMARY OF THE INVENTION
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According to one aspect of the present invention, there is provided a method for performing an asset valuation, the method including the steps of: posing one or more queries to a valuer which relate to the asset valuation; obtaining a response to the queries posed to the valuer; and determining, using a computational device, whether an inspection of the asset is required based on the obtained response. In this manner, a determination can be made as to whether an inspection of the asset is Crequired prior to finalising the asset valuation.
Preferably, the step of posing involves posing one or more queries relating to the adequacy of information relating to the asset valuation. The step of posing may involve a query relating to one or more of the following group: the availability of mandatory information; the ability of the valuer to call a client; the confidence of the valuer with the available information; and whether comparable sales data is available.
Preferably, the step of obtaining involves receiving input to the computational device from the valuer.
Preferably, between the steps of obtaining and determining, the method further includes the step of setting an inspection flag based on the obtained response. Even more preferably, the inspection flag is set in the event that available information relating to the asset valuation is found to be inadequate by the valuer.
Preferably, the step of determining involves determining whether an inspection flag is set. Even more preferably, the inspection flag is set in the event that available information relating to the asset valuation is found to be inadequate by the valuer.
I Preferably, the method further includes the step of receiving using the
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0 computational device an asset valuation by the valuer. Even more preferably, the method further involves the step of creating a valuation report including the received asset valuation.
In the determination that an asset inspection is required, the method may n further include the step of displaying a message advising the valuer that an o asset inspection is required. An external inspection of the asset may be o required.
o In one embodiment, the step of determining involves determining whether an internal inspection of the asset is required. The step of determining may involve calculating a loan to valuation ratio (LVR). The step of determining may involve calculating a difference between valuations provided by a client and the valuer.
The method may further include the step of: storing, using a computational device, a record relating to information which was available when a valuer performed the asset valuation. The record is useful for determining, at a later stage, which information was available to the valuer at the time the asset was valued.
The method may further include the step of: receiving and storing notes from the valuer which relate to the information using the computational device.
According to a further aspect of the present invention, there is provided a computer software product being computer readable instructions for one or more processors to implement a method.
According to a further aspect of the present invention, there is provided a computational device loaded with software for performing the method.
According to a further aspect of the present invention, there is provided a valuation report generated in accordance with the method.
BRIEF DESCRIPTION OF THE DRAWINGS tPreferred features, embodiments and variations of the invention may be 0discerned from the following Detailed Description which provides sufficient information for those skilled in the art to perform the invention. The Detailed c, Description is not to be regarded as limiting the scope of the preceding o Summary of the Invention in any way. The Detailed Description will make o reference to a number of drawings as follows.
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0 Figure 1 is a block diagram of a computer system for performing a valuation method according to a preferred embodiment of the present invention.
Figure 2 is a flowchart of a method for performing a property valuation in accordance with the preferred embodiment.
0 Figure 3 is a block diagram of a system database in accordance with the preferred embodiment.
DETAILED DESCRIPTION OF PREFERRED EMBODIMENTS Referring now to Figure 1, there is depicted a block diagram of a conventional computer system 3 of a type suitable for performing a valuation method 0according to a preferred embodiment of the present invention.
SComputer system 3 includes a computer 2 which, in turn, includes a controller 12 having a processor, RAM, ROM and various secondary data storage devices such as a hard disk drive. The controller 12 executes a software product 18 stored in data storage that contains instructions for implementing the valuation method. The software product 18 is typically provided on an optical or magnetically readable medium such as a CD-ROM or floppy diskette 28, which can be read by controller 12 via disk reader 22.
Alternatively, software product 18 might be provided in a ROM or other electronic circuit as firmware or downloaded from a system database 10 over a computer network 14 such as the Internet. The software product 18 includes instructions for system 3 to implement a valuation method that will be explained in detail below.
By means of conventional interfacing circuitry of computer 2, the controller 12 receives commands entered by a valuer 30 from input devices such as keyboard 4 and mouse 20, and displays information on display 6. Controller 12 controls and communicates with a number of peripheral devices including a scanner 24 for converting documents into electronic file format, a printer 26 for converting electronic valuation reports into a paper hardcopy 8, and a disk writer 22 for writing valuation reports to a removable disk 28. Controller 12 may communicate with system database 10 which stores valuation information, via a network 14 such as a LAN or the Internet.
Figure 2 is a flowchart of the valuation method steps that are implemented by
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Scomputer system 3, in accordance with a preferred embodiment of the present invention. Computer system 3 performs the valuation method 40 under control of software product 18 which contains instructions for implementing each of the various steps. It will be realised that the actual programming of software product 18 is straightforward once the method 40 is known.
The valuation begins at start-up step 42 with a valuer 30 logging into computer system 3 and executing software product 18. A user verification procedure is performed by the valuer 30 before the software product 18 can be executed, and typically involves the valuer 30 entering a username and password via the keyboard 4. The entered password is verified by the controller 12 with a corresponding password stored in an authorised valuer database 41 (depicted in Figure 3) of the system database 10. Alternatively, an electronic key such as a radio frequency identification (RFID) tag may be used to validate the identity of the valuer 30 with a corresponding code stored in the authorised valuer database 41. Other biometric based systems such as retinal, iris or finger print scanning may also be used to verify the identity of the valuer At step 44 of the valuation method 40, the valuer 30 creates a new real-estate property valuation file 47 (Figure 3) and stores it in a valuation file database 43 of the system database 10. The property valuation file 47 includes details such as the valuer's identity, the name of the client, the address and postcode of a property to be valued, and any other pertinent details relating to the property.
The system database 10 also includes a resource database 45 (Figure 3) which stores resource information. The stored resource information includes: aerial photographs, topographical maps, road maps, and a property sales register. The property sales register includes a plurality of property sales records, with each record including the location, a brief description, the selling price and the date of sale of a respective property. The valuer 30 can link relevant resource information relating to the property to be valued) with 0 the valuation file 47 using software product 18. For example, the valuation file
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Smay include a link filename) to a file which includes a topographical map _of the area in which the property to be valued is located. In addition, further collected information such as site photographs of the property may be entered into the computer system 3 using scanner 24. The valuer 30 can store this further information in the resource database 45, and subsequently link the further information to the valuation file 47 using software product 18.
A local knowledge of the area is a valuable asset for a valuer to have when assessing the value of a property. Accordingly, at step 46, the valuer 30 may re-allocate the property valuation file 47 to a valuer (from a team of valuers) who has the best local knowledge of the relevant property market. A valuer identity code is entered into computer system 3 by the valuer 30 and stored in the valuation file 47.
At query step 48, the software product 18 generates a checklist of mandatory valuation information which is required for the valuer 30 to perform a valuation. The checklist is displayed on display 6. The valuer 30 can check each available item of information in the checklist using mouse 20 which is received by the computer 2. Once the valuer 30 has checked all of the available items in the checklist, the software product 18 determines whether all of the mandatory valuation is available based upon the checklist.
If all of the mandatory valuation information is not available some items in the checklist were not checked by the valuer 30), the valuer 30 is prompted by software product 18 to manually update the resource database 45 with the missing mandatory valuation information. In the event that the valuer updates the missing mandatory information, the method 40 proceeds from query step 48 to 52.
If some of the mandatory valuation information is not available or cannot be obtained at query step 48, the property information is inadequate. The software product 18 ascertains from the incomplete checklist that the property information is inadequate and proceeds to set a property inspection flag of the software product 18 at step 50 before proceeding to step 52. Alternatively, the
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Ovaluer 30 may set the property inspection flag using the software product 18.
The checklist is a mechanism for drawing any irregularities or omissions with the valuation information to the attention of the valuer 30, so as to minimise uncertainty about the valuation. The inspection flag may be set during the method 40 to provide a reminder to the valuer 30 that an inspection of the property is required to supplement and clarify valuation information, or to address any suspicions the valuer 30 has before finalising the valuation.
Typically, the software inspection flag is initialised reset) at step 42.
SIf all of the mandatory valuation information is available at query step 48, the valuer 30 checks all of the items in the checklist and the method 40 passes directly from query step 48 to step 52 without the software product 18 setting the property inspection flag. The mandatory information which is available at the time of the valuation is stored by the software product 18 in the valuation file 47. The software product 18 can also prompt the valuer 30 to enter notes for storage in the valuation file 47 if required.
At step 52, the valuer 30 qualitatively considers the valuation information available and makes a preliminary valuation $450,000) which is stored in the valuation file 47.
At query step 54, the valuer 30 is prompted by the software product 18 to call the client. If the valuer 30 does not have the telephone details of the client, the valuer 30 instructs the software product 18 to set the inspection flag at step 56. If the valuer 30 has the telephone details of the client, the valuer calls the client at step 58 to confirm the accuracy of valuation information in the valuation file 47. In addition, the valuer 30 obtains a client valuation of the property from the client $475,000) and stores the client valuation in the valuation file 47. The valuer 30 can store notes relating to the call in the valuation file 47 using the software product 18.
At step 60, the valuer 30 performs a risk analysis of the valuation. Any perceived complications, anomalies or risks are entered into computer system 3 by the valuer 30 and stored in the valuation file 47. The risk assessment 0 Sinvolves the consideration of risk assessment factors including: two tier marketing, title risk managed apartment, own multiple units in same block, etc.), usage risk vacant land, rural, commercial, etc.) and security risk easements, pests, landslip, etc.). The software product 18 enables the valuer 30 to store the risk assessment and any notes relating thereto in Sthe valuation file 47.
At query step 62, the software product 18 prompts the valuer 30 to consider all of the information in the valuation file 47, as a whole, and qualitatively cassesses whether the valuer 30 is confident about the available information which is to be used when making the valuation. If the valuer 30 is not confident with the information available perceives inadequacies with the information such as, for example, the available topographical maps used for the valuation are obsolete), valuer 30 instructs the software product 18 to set the inspection flag at step 64. In this event, the valuer 30 also inputs a reason for the lack of confidence and this reason is stored in the valuation file 47.
At query step 66, the software product 18 prompts the valuer 30 as to whether the valuer 30 has adequate property sales data to compare with the property.
The valuer 30 establishes whether a predetermined threshold of suitable properties are present in the property sales register for comparison with the property being valued. An assessment as to whether a sold property is suitable for comparison with the property in suit is based on a number of criteria including: the proximity of the sold property to the property in suit (e.g.
within a radius, same post code or suburb), the date on which the sold property was sold within the last 6 months), the type of the properties flat, unit, house, etc.), the number of bedrooms of the properties. If the valuer 30 does not believe that the predetermined threshold of suitable properties has been met at least 3 comparable sales), the valuer instructs the software product 18 to set the inspection flag at step 64. In this event, the valuer 30 may also input additional notes which are stored in the valuation file 47.
At step 70 and query step 72, the software product 18 checks whether the
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Oproperty inspection flag was set (at any one of steps 50, 56, 64 or 68). If the inspection flag is set, the software product 18 displays a message on display 6 advising the valuer 30 that a property inspection is required.
If the inspection flag is not set at step 72, the valuer 30 is prompted by software product 18 to make a final valuation at step 80 based on the information at hand, without performing an external inspection of the property.
If the inspection flag was set at step 72, a further determination as to whether an external inspection of the property can be performed is undertaken at query step 74. In the unlikely event that an external inspection of the property cannot be undertaken, a record is made in the evaluation file 47 at step 76, by the software product 18, indicating that an external inspection was not possible. In reality, an external inspection of the property is typically performed by the valuer at step 78. Notes relating to the external inspection are stored using software product 18 in evaluation file 47.
At step 80, the valuer 30 makes a final property valuation $460,000) by qualitatively assessing all of the property information available. The final property valuation is entered by valuer 30 into computer system 3 and stored in valuation file 47 using software product 18.
At step 82, the software product 18 determines a loan to valuation ratio (LVR) for the property. The LVR is the loan amount proposed to be borrowed by the client for the purchase of the property $400,000) over the final valuation $460,000). The calculated LVR 87%) is stored in the valuation file 47.
If the determined LVR is less than a value p 80%) at step 82, the software product 18 generates a general valuation report at step 84 which includes the final valuation. The general valuation report is stored in the valuation file 47. A copy softcopy or hardcopy 8) of the general valuation report is forwarded to the bank for security assessment at step 86.
SIf the determined LVR is greater than or equal to the value p 80%) at step 82, the valuer 30 is prompted by software product 18 whether only a final valuation is required at query step 88.
If only a final valuation is not required and therefore a full report is required) at query step 88, the software product 18 generates a general report at step 90 based on a full internal inspection of the property. That is, prior to reaching step 90, software product 18 displays a message to valuer advising that an internal inspection of the property is required. The general valuation report is stored in the valuation file 47 of valuation file database 43.
A copy softcopy or hardcopy 8) of the general valuation report is forwarded to the bank for a full internal inspection at step 92.
If only a final valuation is required and therefore a full report is not required) at query step 88, the software product 18 calculates the difference between the client's valuation of the property $475,000) and the valuer's valuation of the property $460,000) at step 94. The software product 18 further calculates a difference ratio of this difference $15,000) over the client's valuation $460,000) at step 94. If the calculated difference ratio is greater than or equal to a value of q 25%) at step 94, then the software product generates a general valuation report at step 90 based on a full internal inspection of the property and stores the report in valuation file 47. If the calculated difference ratio is less than the value of q (e.g.
at step 94, then the valuer 30 creates and stores a separate report in the valuation file 47 which includes the LVR. The separate report also indicates that a full internal inspection of the property is not required and a general valuation report is then generated at step 84 which includes the separate report.
The software product 18 provides a formal structure for valuers 30 to work with. Accordingly, the valuation method provides for standardized asset valuations among a team of valuers using the software product 18. The stored property valuation file 47 provides a record for the tasks which were undertaken and the information which was considered when performing the
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Svaluation. This record provides a deterrent to cutting corners during the valuation process and can be used for auditing purposes.
The software product 18 is stored on a storage medium and performs the foregoing method when executed by the controller 12. The storage medium may be provided in the computer 2, or on a remote computer (not shown) connected to the computer 2 via the network 14. In one embodiment, the software product 18 is sold on a disk 28 for being installed on the computer 2.
The foregoing method was described in relation to a single computer 2 for executing the software product 18. However, a person skilled in the art will appreciate that a plurality of computers 2 can be concurrently linked to the system database 10 for enabling respective valuers 30 to perform valuations simultaneously. Indeed, a person skilled in the art will appreciate that many embodiments and variations can be made without departing from the ambit of the present invention.
In the preferred embodiment, the computer software 14 set a property inspection flag when information relating to the valuation was found to be inadequate at any one of query steps 48, 54, 62 or 66. A check was then performed to determine whether the inspection flag was set at step 72. In an alternative embodiment, respective inspection flags may be set at steps 56, 64 and 68 of method 40, and a determination as to which flag was set can be made by software product 18 at step 70. Any respective flags which are set are stored in valuation file 47 by software product 18.
In compliance with the statute, the invention has been described in language more or less specific to structural or methodical features. It is to be understood that the invention is not limited to specific features shown or described since the means herein described comprises preferred forms of putting the invention into effect. The invention is, therefore, claimed in any of its forms or modifications within the proper scope of the appended claims appropriately interpreted by those skilled in the art.
Claims (10)
- 3. A method as claimed in claim 2 wherein the step of posing involves posing queries relating to one or more of the following group: the availability of mandatory information; the ability of the valuer to call a client; the confidence of the valuer with available information;. and whether comparable sales information is available. A- method as claimed- in. claim 1; wherein the step of obtaining involves receiving input to the computational device from the valuer. A method as claimed in claim 1 wherein, between.the steps of obtaining and determining, the method further includes the step of setting an inspection flag based on the obtained response.
- 6. A method as claimed in claim wherein the inspection flag is set in the event that available information relating to the asset valuation is found to be inadequate by the valuer.
- 7. A method as claimed in claim 1, wherein the step of determining involves 'determihing whether aninspection flag is set. ~I 3 I 8. A method as claimed in claim 7, wherein the inspection flag is set in the O o event that available information relating to the asset valuation is found to be inadequate by the valuer.
- 9. A method as claimed in claim 1, further including the step of receiving an asset valuation by the valuer using the computational device. o 10. A method as claimed in claim 9, further including the step of creating a o valuation report including the received asset valuation. o 11. A method as claimed in claim 1, wherein in the determination that an asset inspection is required, the method further includes the step of displaying a message advising the valuer that an asset inspection is required.
- 12. A method as claimed in claim 1, wherein the step of determining involves determining whether an internal inspection of the asset is required.
- 13. A method as claimed in claim 12, wherein the step of determining involves calculating a loan to valuation ratio (LVR).
- 14. A method for performing an asset valuation as claimed in claim 1, further including the step of: storing, using a computational device, a record relating to information which was available when a valuer performed the asset valuation. A method as claimed in claim 14, wherein the method further includes the step of: receiving and storing notes from the valuer which relate to the information using the computational device.
- 16. A computer software product being computer readable instructions for one or more processors to implement a method as claimed in any one of the preceding claims. 16 \IO 17. A computational device loaded with the software of claim 16. 0
- 18. A valuation report generated in accordance with a method as claimed in any one of claims 1 to
- 19. A method for performing an asset valuation substantially as herein en described with reference to the accompanying drawings. (c Dated this 1 9 t h day of January 2006 EVR SERVICES PTY LTD by our attorneys Eagar Buck Patent and Trade Mark Attorneys
Priority Applications (1)
| Application Number | Priority Date | Filing Date | Title |
|---|---|---|---|
| AU2005203023A AU2005203023B1 (en) | 2005-07-12 | 2005-07-12 | A method for performing an asset valuation |
Applications Claiming Priority (1)
| Application Number | Priority Date | Filing Date | Title |
|---|---|---|---|
| AU2005203023A AU2005203023B1 (en) | 2005-07-12 | 2005-07-12 | A method for performing an asset valuation |
Publications (1)
| Publication Number | Publication Date |
|---|---|
| AU2005203023B1 true AU2005203023B1 (en) | 2006-02-16 |
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| Application Number | Title | Priority Date | Filing Date |
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| AU2005203023A Ceased AU2005203023B1 (en) | 2005-07-12 | 2005-07-12 | A method for performing an asset valuation |
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| AU (1) | AU2005203023B1 (en) |
Citations (7)
| Publication number | Priority date | Publication date | Assignee | Title |
|---|---|---|---|---|
| US20010039506A1 (en) * | 2000-04-04 | 2001-11-08 | Robbins Michael L. | Process for automated real estate valuation |
| US20020087389A1 (en) * | 2000-08-28 | 2002-07-04 | Michael Sklarz | Value your home |
| US20030212565A1 (en) * | 2002-05-08 | 2003-11-13 | Badali Robert C. | Appraisal and home inspection process |
| US20040019517A1 (en) * | 2002-07-26 | 2004-01-29 | Fidelity National Information Solutions, Inc. | Method of establishing an insurable value estimate for a real estate property |
| WO2004032003A1 (en) * | 2002-10-01 | 2004-04-15 | Online Network Of Valuers Pty Ltd | Valuation system and method |
| AU2004100613A4 (en) * | 2003-07-29 | 2004-08-26 | Ron Gedeon | A remote asset valuation system |
| US20040243509A1 (en) * | 2003-06-02 | 2004-12-02 | Schulkins Bruce Joseph | Loan underwriting system and method |
-
2005
- 2005-07-12 AU AU2005203023A patent/AU2005203023B1/en not_active Ceased
Patent Citations (7)
| Publication number | Priority date | Publication date | Assignee | Title |
|---|---|---|---|---|
| US20010039506A1 (en) * | 2000-04-04 | 2001-11-08 | Robbins Michael L. | Process for automated real estate valuation |
| US20020087389A1 (en) * | 2000-08-28 | 2002-07-04 | Michael Sklarz | Value your home |
| US20030212565A1 (en) * | 2002-05-08 | 2003-11-13 | Badali Robert C. | Appraisal and home inspection process |
| US20040019517A1 (en) * | 2002-07-26 | 2004-01-29 | Fidelity National Information Solutions, Inc. | Method of establishing an insurable value estimate for a real estate property |
| WO2004032003A1 (en) * | 2002-10-01 | 2004-04-15 | Online Network Of Valuers Pty Ltd | Valuation system and method |
| US20040243509A1 (en) * | 2003-06-02 | 2004-12-02 | Schulkins Bruce Joseph | Loan underwriting system and method |
| AU2004100613A4 (en) * | 2003-07-29 | 2004-08-26 | Ron Gedeon | A remote asset valuation system |
Non-Patent Citations (2)
| Title |
|---|
| B. D. Waller, The Impact of AVMs on the Appraisal Industry, http://lumlibrary.org/webpac/pdf/TAJ/ImpactofAVMs.pdf * |
| B. Gilbertson et al, A Vision for Valuation, http://www.rics.org/NR/rdonlyres/BBEBD43B-11CA-4A2E-BDAC-B37BB2505CA1/0/vision_for_valuation.pdf * |
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