Replacement Cost New Property Insurance Appraisal Report

Transcription

1 Replacement Cst New Prperty Insurance Appraisal Reprt Mnth 1 st, 20xx fr Any Grup City, Prvince

2 Table f Cntents Transmittal Letter... 2 Purpse f the Appraisal... 4 Effective Date... 4 Reprt Cntents... 4 Cnclusin f Cst... 4 Summary Reprt... 5 Phtgraphs f the Subject Prperty... 6 Prperty Descriptin... 7 Prperty Inclusins... 7 Prperty Exclusins... 7 Definitin f Cst... 8 Apprach t Cst... 9 The Cst Apprach... 9 The Direct Cmparisn (Market) Apprach... 9 The Incme Apprach... 9 Apprach Selectin... 9 Scpe f Wrk The Unit Price Methd The Assemblies Methd The Mdeling Methd Summary f Csts Details f Csts Assumptins and General Cnditins Certificate f Appraisal Abut the Appraiser Appraisal Prjects Cmpleted Curriculum Vitae Bibligraphy

3 Transmittal Letter 2

4 cst.ca cst.ca Mnth 00, 20xx Any Grup Avenue, Suite 000 City, Prvince A1B 2C3 Ladies and Gentlemen: In accrdance with yur request, we have prepared Replacement Cst New Insurance Appraisal Reprt, f certain real prperties in which ( the client ) has an insurable interest in ( the subject prperties ) exhibited t us as being that f: The Building Lcated: Avenue City, Prvince And submit this replacement cst new insurance appraisal reprt fr yur cnsideratin. In cmpleting this appraisal we were nly cncerned with the Replacement Cst New f the subject prperties therefre, ur reprt must be cnsidered a fractinal appraisal, as ther elements f the real prperty and real estate have been excluded frm ur cnsideratin. We have made n investigatin f, and assume n respnsibility fr, title t, r liabilities against the prperty appraised. Our cnclusin f csts will be based n generally accepted valuatin prcedures and practices as set ut in the Unifrm Standards f Prfessinal Appraisal Practice (USPAP). 3

5 Purpse f the Appraisal Our services are being requested t assist yu in establishing the insurable value f the subject prperty. Accrdingly, in discussins with the client and ur wn experiences with this type f prperty, we have estimated the apprpriate values fr such a purpse, that being Replacement Cst New. This reprt identifies the prperty t be appraised, describes the basis f valuatin and assumptins, explains the valuatin methdlgy t be utilized, and presents ur prfessinal pinin. Given the purpse and functin f this appraisal assignment, intended users wuld include ur client, and their insurance institutins f recrd. Unintended users, r unintended uses f this reprt, wuld be expressly denied. Pssessin f this reprt by anyne ther than the named parties wuld nt make the reader an intended user. Effective Date The appraised prperty is valued as f the first day in the mnth in which the building data is received and replacement cst new calculatins ccur and ur reprt is dated as f the day f its writing. Reprt Cntents Our appraisal reprt cnsists f a letter f transmittal, a summary reprt summarizing the appraisal prcedures applied in ur replacement cst new analysis, assumptins and limiting cnditins, and a certificate f appraisal. Cnclusin f Cst The cnclusins presented in this reprt are estimates based n the data available r assembled by the appraiser. These cnclusins must be cnsidered pinins and nt facts. Based n cnsideratin f the factrs indicated, and valuatin prcedures emplyed, it is ur pinin that the Replacement Cst New f the appraised prperty as f Mnth 1 st, 20xx is reasnably stated in the amunt f: SEVENTEEN MILLION TWO HUNDRED SIXTY FOUR THOUSAND DOLLARS ($17,264,000.) Respectfully Submitted Veri-Cst Prperty Appraisal Services 4

6 Summary Reprt 5

7 Veri- Cst Prperty Appraisal Service Phtgraphs f the Subject Prperty 6 Reprt N.: 300xx

8 Prperty Descriptin The subject prperty appraised is a 11 strey high rise ffice cmplex f 100,000 square feet functinal flr space mre r less including basement. The prperty is built n a fundatin wall frming perimeter ftings and cement flr. Exterir clsure is pured cncrete, and cncrete framing, standard cmmercial windws and drs. Rf is cncrete with asphalt cver, a steam biler natural gas furnace plant heat functinal flr space a/c is supplied t 95% f functinal flr space. Plumbing and electrical fixtures are f standard design and quantity. Interir finish f space is standard paint r wall cvering, carpeted, tiled, r wd flring. Prperty Inclusins The prperty appraised under this reprt generally will cnsist f the fllwing: Building Cnstructin and Services cnsisting f: Fundatins Walls Flrs Rfs Interir Finish Plumbing Sewerage Heating Electrical Lighting Fees, Permits & Taxes Demlitin & Debris Remval Prperty Exclusins The prperty nt appraised under this reprt generally will cnsist f the fllwing: Land Land Imprvements such as: Earthwrk Radways/Sidewalks Parking Areas Prperty Signs Utility Cnnectins Retaining Walls Landscaping Flagples/Ornamentatins Als excluded but nt limited t, in this reprt are prperties as fllws: Furniture Fixtures Inventry Office Equipment All Other Mveable Cntents 7

9 Definitin f Cst The definitin f cst fr this appraisal wuld be Replacement Cst New: defined as the amunt (in Canadian Dllars) required t replace the prperty with a mdern new unit. This definitin assumes utilizing the mst current technlgy and cnstructin materials available, which will duplicate the capacity and functinal utility f the subject prperty, while maintaining the architectural integrity f the exterir envelpe and the surrunding neighburhd. Als, current market prices fr materials, labur and manufactured equipment, alng with cntractrs verhead, prfit, fees, lcal and natinal taxes. This definitin als assumes replacing the entire prperty at ne time withut prvisin fr labur vertime, bnuses, r, fr premiums fr materials r equipment. This pinin f Replacement Cst New represents the cst new f the facility, including the assembly and installatin f the building cnstructin and cntents t frm an perating entity. This pinin f Replacement Cst New is nt intended t represent the expense necessary t cnstruct an exact duplicate f the subject prperty, cnsidering current prices fr identical cmpnents, criteria, design, arrangement, and quality. This pinin f Replacement Cst New is nt intended t represent the amunt f repair r recnstructin f a damaged prperty. We will als include the cst f demlitin and clean up as a cst cmpnent in this Replacement Cst New. Appraisers Cmments The intent f this definitin is t develp an pinin f the cst t cnstruct a new building frm the grund up at ne time that serves the same functin as the existing prperty. It is nt intended as an pinin f the cst t reprduce the existing prperty in like kind and materials. 8

10 Apprach t Cst The appraisal industry recgnizes three (3) standard valuatin appraches: 1. Cst Apprach 2. Market Apprach 3. Incme Apprach The Cst Apprach The lgic behind the cst apprach is that a prudent investr wuld pay n mre fr a prperty than the cst f replacement f a substitute prperty with the same utility as the subject. Therefre, if a prperty is new, the current cst f reprducing that equivalent tends t establish the cst f replacement. The Direct Cmparisn (Market) Apprach In this apprach, the value f a prperty is estimated thrugh analysis f recent sales f cmparable prperty. It is emplyed in the valuatin f the prperty fr which there is a knwn active market. The Incme Apprach The Incme Apprach cnsiders value in relatin t the present wrth f the future benefits derived frm wnership and is usually measured thrugh the capitalizatin f a specific level f incme that a piece r prperty r equipment can prduce. This apprach is mst applicable t investment and general use prperties where there is an established and identifiable rental market. Apprach Selectin In any appraisal study, all three appraches t value must be cnsidered, as ne r mre may be applicable t the subject prperty. In sme situatins, elements f tw, r all three appraches may be cmbined t reach a value cnclusin. Fr this appraisal, ur primary emphasis in cncluding an pinin f value wuld be placed n the Cst Apprach. This apprach being best suited t prviding an estimate f the Replacement Cst New fr insurance placement purpses, as insurance premiums are nrmally based n replacement cst and nt market value. Therefre, the market and incme appraches t value will nt be presented in ur reprt; it being cncluded that they wuld nt add t the validity r credibility f the appraisal. 9

11 Scpe f Wrk An insurance appraisal is a cst appraisal, that is, the cst t replace r reprduce the prperty in like kind. Cnstructin csts are bradly segregated int the direct and indirect csts assciated with the assembly f the building. Cst estimates are develped thrugh the examinatin f the direct and indirect csts assciated with any facility. Direct csts represent the materials and labur necessary t cnstruct and install the cmpnents f an perating facility. Indirect csts are the expenditures nt directly assciated with the facility cnstructin and can include such items as architect fees, permits, cnsulting fees, r any ther cst item nt directly assciated with the develpment f a building site. The sums f direct and indirect csts represent the ttal expenditures necessary t cmpletely build a facility. The cst apprach begins with a cst estimate f the current cnstructin materials, and labur required in assembling a building with the nearest equivalent utility t the subject prperty under appraisal. Cnceptually there is a difference between the terms reprductin cst and replacement cst. They are frequently used as synnymus terms, even within the appraisal prfessin and since there terms are s cmmnly used interchangeably it might be helpful t cmpare the cncepts f reprductin and replacement. Reprductin cst cntemplates the re-prducing f a building s design with identical cnstructin materials and installatin techniques and the replacement f building equipment with identical substitutes f the same perating capacity withut regard fr technlgical advances. The challenge in prducing reprductin cst estimates increases with the age f a facility, fr instance bslete equipment may n lnger be available, revisins t cnstructin standards, and mdificatins t building cdes and designs als present bstacles when estimating reprductin csts f lder facilities. Replacement cst is the current cst t cnstruct and install a substitute facility with the nearest equivalent utility in cmparisn t the subject prperty under appraisal. Replacement cst represents the cst f replacing the facility with a substitute facility capable f perfrming the same functin recgnizing the effects f technlgical changes as well as efficiency imprvements. The replacement f the appraised facility with the mst ecnmical substitute facility uses mdern cnstructin materials, installatin standards, and layut cnfiguratin withut necessarily duplicating the size, flw r cnfiguratin f the appraised facility. 10

12 Estimates f replacement cst invlve the cnsideratin f imprvements in materials, design features, layut and cnstructin standards between the substitute facility and the subject facility. Fr instance replacement cst analysis identifies the availability f substitute materials and equipment fr the varius riginal facility materials and equipment. Replacement cst analysis als examines imprvements in design standards and features as well as changes in cnstructin standards. Materials and installatin imprvements are als an additinal factr t cnsider when develping replacement cst estimates, particularly when an extended perid f time has elapsed between the riginal cnstructin f the facility under appraisal and the substitute facility. In cmpleting ur analysis and estimate f the Replacement Cst New, a persnal review f the building cmpnent data alng with current cst data was cnducted by ur experienced staff appraisers. During the data cllectin phase we btained infrmatin cnsidered relevant in rder t cmplete the appraisal assignment. Our mandate included a review f the architectural and/r cnstructin cmpnents and building services assciated with the prperty, the gathering and analysis f apprpriate data, and the csting f the cllected data as included in this reprt. In cnjunctin with the abve, we have cnsidered, as applicable the fllwing factrs, Size and degree f utility f the subject prperty. Quality, type, and age f the subject prperty. Current cnstructin technlgy and building systems, Current market prices fr materials, labur cntractr s verhead prfit, and fees. Current lcal and natinal applicable taxes. Within the cst apprach there are three (3) distinct methds t develp csts. The Unit Price Methd The Assemblies Methd The Mdeling Methd The Unit Price Methd In a unit price methd the appraiser examines the plans fr a structure r, if n plans are available develps a materials quantity list frm field bservatins. This is knwn as the quantity take ff. These quantities are then matched t the apprpriate unit prices and the unit prices are extended by the quantities. Such csts can be calculated fr any part f a 11

13 cnstructin prject: materials, equipment, installatin, and eventually ttal prject csts including verhead and prfit. The ttals f all these csts are rganized alng a standard industry frmat that represents the ttal Unit Price Estimate. It is a generally accepted industry nrm that estimates f this type have a plus r minus accuracy range f abut (+/- 5%) five percent. The Assemblies Methd The assemblies apprach t cst estimating invlves the gruping f several units int cmpnents r assemblies. Essentially the assemblies methd rerganizes the unit price methd int larger categries f building cmpnents. Fr example the many different unit price elements (cncrete, rebar, frms, etc.) f a fundatin are placed int a basic grup and the cst f an entire fundatin assembly is created. The same applies t flr, walls, rfs, and s n. It is a generally accepted industry nrm that estimates f this type have a plus r minus accuracy range f abut (+/- 10%) ten percent. The Mdeling Methd The mdeling methd develps the techniques used t determine cnstructin cst f buildings based n certain criteria such as building ccupancy, lcatin, relative size, and general materials used. The mdeling methd allws an experienced appraiser t develp csts frm building mdels cntained within varius publicatins and reprting agencies, as well as ur wn experience with this type f prperty. It is a generally accepted industry nrm that estimates f this type have a plus r minus accuracy range f abut (+/- 15%) fifteen percent. Fr this appraisal, we wuld utilize the Mdeling Methd t develp replacement csts new. Typically mdel cst references are made frm the fllwing surces. (Hanscmb, Annual) (R. S. Means Cnpany Inc., Annual) (Ogershk, Annual) (Engineering News Recrd, Annual) (M/S Beckh, Annual) (Marshall & Swift, Annual) Internet Based Research Lcal Cnstructin Prjects 12

14 Adjustments are then made fr size, lcatin, cnfiguratin, and additinal features. The appraiser reviews data frm all available surces and selects the mst apprpriate cst t apply t the subject prperty. Regarding the subject prperty, variances in prperty elements that must be cnsidered are building cnfiguratin (11 strey with u/g parking), building size (similar t mdels), and physical characteristics (materials used, lt size, site cverage). The appraiser, based n a bdy f knwledge, current cnstructin cst research and past experiences adjusts fr these variances and a weighted average is cncluded. The cst indicatrs have a range in value frm $ t $ per square ft, with an average cst f $ and a median value f $ All factrs cnsidered, the appraiser selects $ per square ft f functinal flr building area plus basement csts and ther adjustments as indicated in the detailed cst calculatins. 13

15 Summary f Csts COSTS REPRESENT GENERAL ESTIMATES NOT TO BE CONSIDERED A DETAILED QUANTITY SURVEY 14

16 Details f Csts COSTS REPRESENT GENERAL ESTIMATES NOT TO BE CONSIDERED A DETAILED QUANTITY SURVEY 15

17 Assumptins and General Cnditins The cnclusins expressed in ur reprts are generally subject t the fllwing assumptins and general cnditins: Cst f financing during the time f cnstructin will nt be a cnsideratin in this appraisal reprt. Physical descriptins, capacity and r dimensinal data infrmatin, and pinins prvided by thers, althugh furnished by reliable surces and assumed t be crrect, will nt necessarily be verified and n respnsibility is assumed fr their accuracy. In cnjunctin with this appraisal, we have nt reviewed natinal, reginal r lcal building cdes r current building permit requirements. Therefre, we will assume the cntemplated replacement prperty wuld fulfill all necessary requirements. While expert in appraisal matters, the authr is nt qualified and des nt purprt t give legal advice. It will be assumed that: Zning is in cmpliance; The existing use is a legally cnfrming use which may be cntinued in the event f a lss; There are n encrachments, encumbrances, restrictins, leases r cvenants that wuld in any way affect the valuatin, except if expressly nted herein; Rights-f-way, easements r encrachments ver ther real prperty and leases r ther cvenants if any are legally enfrceable. Being these assumptins will be made, n investigatin, legal r therwise, has been undertaken which wuld verify these assumptins. N test reprts have been reviewed n any f the services. It will be assumed that there are n additinal hidden r unapparent cnditins f the cnstructin, including the presence f asbests, plychlrinated biphenyl and plyurethane, r ther prven r ptentially hazardus r txic materials that wuld have a material effect n demlitin and remval csts. Shuld perilus, txic r ther ptentially hazardus materials exist in the buildings, the sils f the subject prperty r abutting lands, such culd cause an increase in csts. The appraiser is nt qualified t detect, test fr, investigate r therwise ascertain the existence f such substances, and assumes n respnsibility relative t the pssible presence f such. Further, it is beynd the scpe f this appraisal t address the matter f any csts that might be assciated with the detectin, remval, crrectin r treatment in the event such substances exist n the subject r adjacent lands. 16

18 In rder t arrive at supprtable pinin f cst, it will be necessary t utilize bth dcumented and verbal evidence f replacement csts. A cncerted effrt has been put frth t verify the accuracy f the infrmatin cntained herein. Accrdingly the infrmatin is believed t be reliable and crrect, and has been gathered accrding t prcedures which are cnsidered t be material is available fr any required verificatin. The distributin f the ttal valuatin reprted between varius cmpnents applies nly under the existing prgram f utilizatin. The separate allcatin f varius cmpnents must nt be used in cnjunctin with any ther appraisal, r fr ther than the stated purpse f the appraisal reprt, and are cnsidered t be invalid if s used. The value premise cited in this reprt are cnsidered fundatinal and basic t the value pinins reprted, and the right is hereby reserved by Lewin, Wright & Cmpany t alter, revise r rescind any f these said value pinins shuld any subsequent r additinal data be fund, r in the event the cnditins are mdified t any extent. Neither the emplyment t make the appraisal investigatin nr the cmpensatin is cntingent n the amunt f the valuatin reprted. We are nt required by way f this reprt t prvide testimny befre the curts, tribunals r any ther legal bdy. Such a service will nly be granted by prir written apprval f Lewin, Wright & Cmpany. We reserve the right t include yur cmpany/firm name in ur client list, but we will maintain the cnfidentiality f all cnversatins, dcuments prvided t us, and the cntents f ur reprts, subject t legal r administrative prcess r prceedings. Nne f this reprt may be disseminated t the public thrugh advertising, public relatins, news, r ther means f cmmunicatin withut prir written cnsent and apprval f Lewin, Wright & Cmpany. All wrk files, papers r dcuments develped during the curse f ur assignments shall remain the prperty f Lewin, Wright & Cmpany. It is cmpany plicy t retain this data fr a perid f five (5) years. 17

19 Certificate f Appraisal I hereby certify: T the best f my knwledge and belief, the statements f fact upn which the analyses and pinins and cnclusins expressed in this reprt are based are true and crrect and are my persnal unbiased prfessinal analyses, pinins, and cnclusins; that, this reprt sets frth all the limiting cnditins affecting the analyses, pinins and cnclusins it cntains; that I have n present r prspective interest in the prperty that is the subject f this reprt and that I have n persnal interest r bias with respect t the parties invlved. That my cmpensatin is nt cntingent upn the reprting a predetermined value r directin in value that favurs the cause f the client, the amunt f the value estimate, the attainment f a stipulated result, r the ccurrence f a subsequent event; that this reprt has been made in cnfrmity with the American Sciety f Appraisers and the Unifrm Standards f Prfessinal Appraisal Practice. The American Sciety f Appraisers has a five-year mandatry re-certificatin prgram in place. I am in cmpliance with that prgram. I have made a site inspectin f the subject prperty, n ther persn prvided significant prfessinal assistance t the persn signing this reprt. ) ) Data reviewed and appraised by: ) ) Lawrence C. Lewin, ASA ) Accredited Senir Appraiser ) ) Mnth 00 th, 20xx ) Reprt Date 18

20 Abut the Appraiser Lawrence Lewin has been engaged prfessinally as a prperty appraiser, analyst and cunsellr since 1974 and has served as an expert witness befre judicial authrities and tribunals. He is a member in gd standing with the American Sciety f Appraisers and is certified as a Machinery & Technical Specialties appraiser, with a machinery and equipment specialty. He is als certified in cnstructin cst estimating with MS/Beckh and R.S. Means. His firm, Lewin, Wright & Cmpany, has prvided expertise in insurable cst studies, actual cash value analysis and in ther areas related t the field f prperty insurance valuatin. Mr. Lewin has delivered speeches n appraisal and valuatin techniques in Canada. Clients include a variety f businesses in manufacturing, prcessing, whlesale, retail and public sectrs. Mr. Lewin prvides appraisals fr industrial, cmmercial, institutinal, habitat and prperty cntents fr insurance placement. Valuatins have ranged in size beynd 4 billin in appraised value. We have had the privilege f repeat business frm many f ur clients. Appraisal Prjects Cmpleted Replacement Cst Appraisal f a Real Estate Management Cmpany s bk f business. Over 200 ICI prperties lcated thrughut Canada. Reprt required fr insurance placement, reprting t the directr f risk and insurance. Replacement Cst Appraisal f a Prperty Management Cmpany s bk f business. Over 180 residential cndminium apartment and twnhuse prperties lcated thrughut the Glden Hrseshe. Reprt required fr insurance placement, reprting t the prperty manager. Replacement Cst Appraisal f a Trnt area municipality s prperty. Reprt required fr insurance placement, reprting t the directr f finance. Replacement Cst New insurance appraisals f mre than 500 churches f every denminatin thrughut Canada, frm mdern t histrical buildings and cntents. In additin t large appraisal prjects we cmplete n a daily basis individual appraisals n a referral basis frm insurance brkers, risk managers, prperty managers, underwriters, and the general public. 19

21 Curriculum Vitae Current Occupatin: Sle sharehlder f Lewin, Wright & Cmpany Inc. Prperty appraisal services. Career Histry: J. F. Gff & Assciates: Appraisal f machinery & equipment. General Appraisal f Canada Ltd.: Appraisal f machinery & equipment. Lawrence C. Lewin: Independent industrial/cmmercial cntract fee appraiser. Lewin, Wright & Cmpany Inc.: current Federally incrprated full service valuatin firm serving clients n a natinal internatinal basis. Prfessinal Educatin: Quebec Prvincial Institute: Machine Tl Applicatin and Technlgy. Certified April Beckh Building Cst Valuatin Systems: Building Cst Estimating. Mdel Cst Estimatin Certified May 1977 RS Means Unit Price Cnstructin Cst Estimating Certified September 2003 RS Means Mdel & Assemblies Estimating Certified Nvember 2004 Unifrm Standards f Prfessinal Appraisal Practice (USPAP) Re-Certified 2011 American Sciety f Appraisers Cntinuing Educatin Requirements current Prfessinal Assciatins: Executive Bard Member Past President American Sciety f Appraisers Accredited Senir Appraiser, Re-Certified 2011 American Sciety f Appraisers Trnt Chapter

22 Bibligraphy Engineering News Recrd. (Annual). Square Ft Cst Bk. Nrth America: McGraw Hill Cnstructin. Architect's Cst Bk. (Annual). Square Ft Cst Bk. Nrth America: McGraw Hill Cnstructin. ACE Guide t Cnstructin Csts. (Annual). Square Ft Cst Bk. Nrth America: Design & Cnstructin Resurces. Hanscmb. (Annual). Yardsticks fr Csting "Cst Data fr the Canadian Cnstructin Industry". Canada: R.S. Means C. Inc. M/S Beckh. (Annual). Cmmercial, Institutinal, Light Industrial Building On- Line Sftware. Nrth America: M/S Beckh. Marshall & Swift. (Annual). Cmmercial Cst Calculatr On- Line Sftware. Nrth America: Marshall Valuatin Services. Ogershk, D. (Annual). Natinal Building Cst Manual. Nrth America: Craftsman Bk Cmpany. R. S. Means Cnpany Inc. (Annual). Square Ft Csts. Nrth America: Reed Cnstructin Data. 21