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Why not obtain a free valuation elsewhere?

Some players in the property market offer free valuations. However, many of them have hidden agendas and unfortunately cannot be relied upon to be unbiased. Certified and registered valuers (such as Mirfin) perform valuations for a living and have no vested interest in providing anything but an independent and objective valuation of your property.  

What is an electronic valuation or Automated Valuation Model (AVM)?

Automated valuation model (AVM) is a property valuation service that applies mathematical modelling to a database and calculates the property’s value by analysing historical price movements of comparable properties.

 

While AVM valuations cost less and provides more immediate results than a physical valuation by a professional, this service inherently suffers some crucial disadvantages:

 

  • AVM does not take into account a property's actual condition (i.e. state of repair, renovations etc.)
  • AVM assumes an average condition which may not reflect reality
  • Often there are few comparable properties and little historical data available
  • Comparable data for newly-built properties is scarce
  • Data sources may be unreliable due to concealed incentives in recorded sales prices
  • AVM does not always reflect current market conditions as the input of transactional data often lags behind real-time
  • AVM does not work well on community living schemes as aspect (e.g. north-facing) and location within the scheme can have a significant effect on value
  • AVM is wholly unsuitable for replacement cost valuations as these require a physical inspection

 

Only a professional valuation can make up for the shortcomings of an AVM.

How much does a Mirfin valuation cost?

To receive a written quotation of our fees, please click on the “FREE QUOTATION” button and provide us with the required property details.

I have submitted the online order form - what happens next?

Upon submitting the online order form you will receive our order confirmation and tax invoice. Once your payment has been verified, one of our property valuers or asset surveyors will contact you within two working days to arrange a survey appointment. Once the survey is concluded the data is transmitted to our processing centre where a comprehensive report is compiled. The completed report will be e-mailed to you in PDF format.  

Do I get a tax invoice?

Your tax invoice will be sent to you with your order confirmation, once you have submitted the online order form.

Is the cost of a valuation tax deductible?

Yes, as it will constitute an expense in your tax return.

How long will I wait for the valuation results?

The turnaround time depends on the size of the project but, in general, our property valuation report will be emailed to you within four to seven working days from the date of inspection. A building contents valuation takes approximately 15 to 20 working days to complete.

How long does a Mirfin valuation remain valid?

It’s generally safe to say that a valuation will retain its validity for three months, subject to the volatility of the property and construction markets.        

Is Mirfin 100% independent?

Yes! We are not contracted to, nor affiliated with, any financial institution - Mirfin is completely impartial.

Where is Mirfin's head office located?

Mirfin is based in Pretoria.

Who pays for a valuation?

The valuation requestor normally pays for the valuation. However, some insurance brokers or underwriters may offer to bear or share the fee.

Will the valuation report be kept confidential?

In accordance with our privacy policy, Mirfin guarantees that no information pertaining to our clients and their valuation reports shall be divulged to any third parties. Any third parties seeking information or a copy of the valuation report shall be referred to the valuation requestor.

Is Mirfin limited to valuing residential properties only?

Mirfin is not restricted to residential properties only - we also provide valuations and surveys on commercial, industrial and agricultural properties.

What is the difference between market price and replacement cost?

Replacement cost refers to the actual cost to replace a structure at its pre-loss condition, including the cost of demolition, rubble removal, architectural services, land surveyors and additional building services.

Market value is defined as the price at which a property should exchange hands between a willing seller and a willing buyer in an arms-length transaction after proper marketing, wherein the parties had each acted knowledgeably, prudently and without compulsion.

What is the difference between a "valuation" and an "evaluation"?

A valuation is performed to determine an asset's financial worth or economic value.

An evaluation is an opinion or judgment based on the analysis of the attributes or performance of an asset or person.

Valuer or valuator, what is correct?

Both terms are correct but we use “valuer“.

Where can I find the Sectional Title Schemes Management (STSM) Act No. 8 of 2011

Click here to download a copy of the STSM Regulations.

How does a professional valuation help to speed up the sales process?

A property priced on the strength of a professional valuation will attract significantly less buyer resistance. This means that the time span between marketing a property and obtaining a signed "offer to purchase" will be reduced considerably. Over-priced properties will take a long time to sell, if they sell at all. It has been proven time and again that properties that remain unsold for a long period of time will eventually become stigmatised, in the sense that potential buyers might become suspicious of the property. This may result in a below-market-value sale.

How does a professional valuation improve my negotiating position?

With a market price valuation in hand the seller will have the peace of mind to grant a sole mandate to your preferred estate agent and strengthen your negotiating leverage with the estate agent. It puts you in charge! Put your estate agent to the test by asking them to support their sales promise with a professional Mirfin valuation.          

A replacement cost valuation can be useful in negotiating exclusion of the average clause from the insurance policy.

What is the capitalisation rate (cap rate)?

The capitalisation rate is the ratio between the net operating income produced by an asset and its capital cost (the original price paid to buy the asset) or, alternatively, the asset’s current market value. Cap rate = annual net operating income / cost (or value). The capitalisation rate is best determined by referring to market transactions of comparable properties as it is based on information derived from market analysis. The main influences of the capitalisation rate are interest rate and risk, meaning the higher the interest rate and the higher the risk, the better the return an investor will require. The risk inherent to income producing properties reflects the degree of certainty that the expected income will be realised.

What is Forced Sale Value (FSV)?

The term "forced sale" is used in conjunction with a property owner being under compulsion to sell without being allowed the time normally required to successfully market a property. The selling price achieved under these circumstances depends upon the nature of the pressure on the seller and the reasons proper marketing cannot be undertaken. The FSV cannot realistically be determined unless the nature of, and the reason for, the constraints on the seller are known. As a rule of thumb, the FSV is assumed to be around 70% of the market value.

Does a Mirfin valuation warrant an accurate reflection of the market value of my property?

Yes, all Mirfin valuations are market-related and will assist you in obtaining a home loan from any major lending institution.

What is averaging?

In the event of an insurance claim, the insurer may exercise its right to reduce the claim payout by the percentage by which the appointed loss adjuster has found the asset to be underinsured. Example: when a building is insured for R800 000 and the appointed loss adjuster finds it to have a replacement value of R1 000 000, the insured is considered underinsured by 20%. The payout on any reasonable claim submitted will then be reduced by 20% before the excess amount is deducted. This practise is known as averaging, based on the Average Clause contained in the insurance policy, and applies to all reasonable claims submitted. This way, insurers protect themselves against underinsurance. With a valid professional valuation in hand, you will enjoy full claim recovery in the event of loss or damage to your property.

Why insure my building for its replacement value and not for its market value?

The market value of a building is determined by the desire of one or more persons to purchase the building, this is seldom a reflection of the actual cost to construct the building. Should that building suffer total destruction, it would need to be rebuilt from scratch and for this purpose one would have to insure it for the actual cost of demolition, rubble removal, professional services, building costs and additional building services, as well as the inflation of costs from policy inception.

What does a Mirfin valuation entail?

Our market price valuation is fully motivated, taking into consideration recent comparable sales prices, the cost of construction, depreciation, as well as the capitalisation rate for income-generating properties.

 

Our replacement cost valuation comprises a detailed description of the buildings with potential insurance risks and maintenance issues pointed out. An itemised calculation of replacement cost, as well as photographs of the property and its improvements. We specialise in sectional title properties and our reports for bodies corporate include a detailed schedule of replacement values.

 

Our contents valuation lists all assets per room or area with a brief description, reflecting the current replacement value and source of pricing. Each asset is individually photographed, serving as proof of ownership and condition at the time of survey. A property risk survey report is also included in this service.

 

Our risk survey covers all aspects of security, fire protection, electrical compliance, gas installations, thatch risk, lightning protection and natural hazards. Vehicle insurability surveys are also available.

How long will I wait for my report?

The typical turnaround time for a property valuation and risk survey is four to seven working days from the date of inspection, depending on the location and extent of the property, and ten working days for content valuations.

What is a desktop valuation?

A valuation without a physical site inspection or a valuation based upon the limited information that is publicly available, is regarded as a desktop valuation. The valuer does not need to leave his desk to compile the valuation. The most compelling reason to obtain a desktop valuation is the cost savings. However, the major drawbacks of such valuations are that they are based on assumptions and that they are not covered by professional indemnity insurance.