Buildings Assimilated to the Outside Planning Regime (II)

Properties Assimilated to the Outside Planning Regime (II)

Technical Certificate for Particularized Recognition

The particularized recognition of a building assimilated to the outside planning regime provides a valid document for the definitive hiring of the services provided by the suppliers of electricity, water, gas and telecommunications. It also allows access to the Property Registry for the recognized building, by the inscription with notice about its particularized situation. After obtaining recognition, all repair and maintenance works required by the strict preservation of the safety and health conditions of the building will be authorized.

The Technical Certificate

Normally, the inscription in Title Deeds of buildings performed under the prescription of an urban infraction will require a technical certificate stating about the description and the antiquity of the performed works. However, to obtain the resolution of building assimilated to the outside planning regime, such certificate should contain:

• complete identification of the affected property, indicating the number in the Property Registry (if it's already registered) and geographic location by cadastral reference
• date of completion of the building, properly accredited by any valid evidence document
• the use to which the property is intended
• expert opinion about safety, habitability and health conditions, considering the building use
• expert opinion about the installations, considering the autonomous character, the environmental sustainability and the current regulations, and considering the building use
• if the building lacks of some installation, a description of all necessary works needed for the provision of every basic service required.

In other words, the procedure for the recognition of building assimilated to the outside planning situation requires drafting a set of technical construction documents, and not just a certificate of antiquity.

Architect Daniel Trujillano
http://www.arquitectotrujillano.com/legalization/home.html
Legalization Documents for Buildings in Andalusia

Weightings for the Cadastral Valuation of Land and Buildings in Spain

Weightings for the Valuation of Land and Buildings in Spain

Appreciation, Depreciation and Compatibility

Properties have certain characteristics that affect both the land and the building, so the weightings related to those characteristics should be applied to the value of both. These coefficients are:

• coefficient J: functional depreciation or inadequacy, applicable in cases of improper construction, design, installation or use (0.80)
• coefficient K: dwellings and shops considered interior, applicable in cases where all windows are located around courtyards (0.75)
• coefficient L: properties affected by singular conditions, such as being part of officially declared historical or artistic environments, or being included in special protection planning, applicable unless the complete demolition is allowed (0.70 for total protection, 0.80 for structural protection, or 0.90 for environmental protection)
• coefficient M: properties affected by extrinsic special situations, such as future roads, lack in urban planning definition, expropriation, land subdivision or compensation procedures, or out-of-planning building use, applicable while such situations persist, which must be justified every year (0.80 unless the special situation has already been taken into account in the Statement of Values)
• coefficient N: economic depreciation or appreciation, applicable only when justified in the Statement of Values, and only if approved by the Technical Territorial Board of Urban Properties Coordination (between 1 and 1.8 for apprecitation situations, and 1 in depreciation situations).

The scope of the coefficients must be defined in the Statement of Values. If two or more coefficients appear to be applicable, only one will be allowed, unless one of them is J or N, which are compatible between them and with any other. In any other concurrency case, the coefficient to select will be the one which causes greater decrease in value. While valuating undeveloped land and in cases of land valuation using unit values, the application of coefficient M is incompatible with the application of coeficient F (temporary building prohibition).

The coefficient of economic depreciation of appreciation

Coefficient N, of economic appreciation or depreciation, is applied to adapt the results to the reality of the real estate market, by assessing over-pricing or under-pricing cases within certain specific areas, which can be defined by considering building types or building uses. Over-pricing cases can be caused by:

• high demand
• absence of similar products
• high quality construction features.

And under-pricing cases can be caused by:

• low demand
• product obsolescence.

Coefficient N can be applied in order to meet different market situations within a single property. It's compatible with any other coefficient which may be considered applicable to the property.

Daniel Trujillano, Architect

http://www.arquitectotrujillano.com/valuation/home.html 

Property Valuation Reports in Spain

Weightings for the Cadastral Value of Buildings in Spain

Coefficients for the Value of Buildings in Spain

Antiquity and Condition

Seven specific weightings are used in the valuation of the land, but for the valuation of buildings we use only two: 'H' and 'I'. The scope of both coefficients should be defined in the Statement of Values.

Coefficient H: Antiquity

The value of a building should be corrected by applying a coefficient that weights its antiquity and considers the predominant building use and the construction quality. The calculation of this coefficient requires all following parameters:

• t: full years since the finishing of the construction, reconstruction or complete rehabilitation works, until January 1 of the year following the approval of the Statement of Values
• u: predominant building use, which can be Use 1 (residential, offices and landmark buildings), Use 2 (non-manufacturing industrial, commercial, sportive, leisure, hospitality, touristic, health, charity, cultural and religious) or Use 3 (factories and entertainment)
• c: construction quality, which can adopt values between 1 (best quality) and 9 (worst quality).

H can adopt values between 0.17 (buildings in which 't' is 90 years or more, 'u' is Use 3 and 'c' is 7, 8 or 9) and 1 (buildings in which 't' does not exceed 4 years, regardless the value of 'u' and 'c').

Coefficient I: Condition

Coefficient 'I' can adopt the following values, depending on the condition of the building:

• 1.00 if the condition is normal (buildings which, despite their age, do not require major repairs)
• 0.85 if the building has permanent faults, but not compromising normal living conditions or stability
• 0.50 if the condition is deficient (buildings needing repairs of some importance, in which normal living conditions or stability are compomised)
• 0.00 if the building is a ruin (manifestly uninhabitable buildings, or in legally declared state of ruin).

Daniel Trujillano, Architect

http://www.arquitectotrujillano.com/valuation/home.html 

Property Valuation Reports in Spain