La dimensión de la subjetividad en la formación del valor inmobiliario : aplicación del método de análisis de ecuaciones estructurales al mercado residencial de Lisboa

The discretionality and the appraisers’ subjectivity that characterize traditional real estate valuation are still allowed to take part in the formation of the asset price even when respecting international standards (EVS, IVS) or Appraisal Institution´s regulations (TEGOVA, RICS, etc.). The application of econometric and statistical methods to real estate valuation aims at the elimination of subjectivity on the appraisal process. But the unanswered question underneath this subject is the following: How important is the subjective component on real estate appraisal value formation? On this study Structural Equation Models (SEM) are used to determine the importance of the objective and subjective components on real estate valuation value formation as well as the weight of economic factors and the current economic context on real estate appraisal for mortgage purposes price formation. There were used two latent variables, Objective Component and Subjective Component, witch aggregate objective observed variables and subjective observed and unobserved variables, respectively. Factorial Exploratory Analysis is the statistical technique used in order to link the observed variables extracted from the valuation appraisal reports to the latent constructs derived from the theoretical model. SEM models were used to refine the model, eliminate non‐significant variables and to determine the weight of Objective and Subjective latent variables. These techniques were applied to a sample of over 11.000 real estate assets appraisal reports throughout the time period between November of 2006 and April of 2012. The real assets used on this study are located on Lisbon’s Metropolitan Area – “Grande Lisboa” –, Portugal. From this study, we conclude that Subjective Component has a considerable weight on real estate appraisal value formation and that the external factor Economic Situation has a very small impact on real estate appraisal value formation.

Application of a building cost estimation model to the appraisal of the churches damaged by earthquakes in Lorca (Spain)

The objective of this paper is the development of a building cost estimation model whose purpose is to quickly and precisely evaluate rebuilding costs for historic heritage buildings affected by catastrophic events. Specifically, this study will be applied to the monumental buildings owned by the Catholic Church that were affected by two earthquakes on May 11, 2011 in the town of Lorca. To estimate the initial total replacement cost new, calculation model will be applied which, on the one hand, will use two-dimensional metric exterior parameters and, on the other, three-dimensional interior cubic parameters. Based on the total of the analyzed buildings, and considering damage caused by the seismic event, the final reconstruction cost for the building units ruined by the earthquakes can be estimated. The proposed calculation model can also be applied to other emergency scenarios and situations for the quick estimation of construction costs necessary for rebuilding historic heritage buildings which have been affected by catastrophic events that deteriorate or ruin their structural or constructive configuration.

Desarrollo de un modelo de predimensionado de costes de construcción en el proyecto arquitectónico

El objetivo de la presente investigación es el desarrollo de un modelo de cálculo rápido, eficiente y preciso, para la estimación de los costes finales de construcción, en las fases preliminares del proyecto arquitectónico. Se trata de una herramienta a utilizar durante el proceso de elaboración de estudios previos, anteproyecto y proyecto básico, no siendo por tanto preciso para calcular el “predimensionado de costes” disponer de la total definición grafica y literal del proyecto. Se parte de la hipótesis de que en la aplicación práctica del modelo no se producirán desviaciones superiores al 10 % sobre el coste final de la obra proyectada. Para ello se formulan en el modelo de predimensionado cinco niveles de estimación de costes, de menor a mayor definición conceptual y gráfica del proyecto arquitectónico. Los cinco niveles de cálculo son: dos que toman como referencia los valores “exógenos” de venta de las viviendas (promoción inicial y promoción básica) y tres basados en cálculos de costes “endógenos” de la obra proyectada (estudios previos, anteproyecto y proyecto básico). El primer nivel de estimación de carácter “exógeno” (nivel .1), se calcula en base a la valoración de mercado de la promoción inmobiliaria y a su porcentaje de repercusión de suelo sobre el valor de venta de las viviendas. El quinto nivel de valoración, también de carácter “exógeno” (nivel .5), se calcula a partir del contraste entre el valor externo básico de mercado, los costes de construcción y los gastos de promoción estimados de la obra proyectada. Este contraste entre la “repercusión del coste de construcción” y el valor de mercado, supone una innovación respecto a los modelos de predimensionado de costes existentes, como proceso metodológico de verificación y validación extrínseca, de la precisión y validez de las estimaciones resultantes de la aplicación práctica del modelo, que se denomina Pcr.5n (Predimensionado costes de referencia con .5niveles de cálculo según fase de definición proyectual / ideación arquitectónica). Los otros tres niveles de predimensionado de costes de construcción “endógenos”, se estiman mediante cálculos analíticos internos por unidades de obra y cálculos sintéticos por sistemas constructivos y espacios funcionales, lo que se lleva a cabo en las etapas iniciales del proyecto correspondientes a estudios previos (nivel .2), anteproyecto (nivel .3) y proyecto básico (nivel .4). Estos cálculos teóricos internos son finalmente evaluados y validados mediante la aplicación práctica del modelo en obras de edificación residencial, de las que se conocen sus costes reales de liquidación final de obra. Según va evolucionando y se incrementa el nivel de definición y desarrollo del proyecto, desde los estudios previos hasta el proyecto básico, el cálculo se va perfeccionando en su nivel de eficiencia y precisión de la estimación, según la metodología aplicada: [aproximaciones sucesivas en intervalos finitos], siendo la hipótesis básica como anteriormente se ha avanzado, lograr una desviación máxima de una décima parte en el cálculo estimativo del predimensionado del coste real de obra. El cálculo del coste de ejecución material de la obra, se desarrolla en base a parámetros cúbicos funcionales “tridimensionales” del espacio proyectado y parámetros métricos constructivos “bidimensionales” de la envolvente exterior de cubierta/fachada y de la huella del edificio sobre el terreno. Los costes funcionales y constructivos se ponderan en cada fase del proceso de cálculo con sus parámetros “temáticos/específicos” de gestión (Pg), proyecto (Pp) y ejecución (Pe) de la concreta obra presupuestada, para finalmente estimar el coste de construcción por contrata, como resultado de incrementar al coste de ejecución material el porcentaje correspondiente al parámetro temático/especifico de la obra proyectada. El modelo de predimensionado de costes de construcción Pcr.5n, será una herramienta de gran interés y utilidad en el ámbito profesional, para la estimación del coste correspondiente al Proyecto Básico previsto en el marco técnico y legal de aplicación. Según el Anejo I del Código Técnico de la Edificación (CTE), es de obligado cumplimiento que el proyecto básico contenga una “Valoración aproximada de la ejecución material de la obra proyectada por capítulos”, es decir , que el Proyecto Básico ha de contener al menos un “presupuesto aproximado”, por capítulos, oficios ó tecnologías. El referido cálculo aproximado del presupuesto en el Proyecto Básico, necesariamente se ha de realizar mediante la técnica del predimensionado de costes, dado que en esta fase del proyecto arquitectónico aún no se dispone de cálculos de estructura, planos de acondicionamiento e instalaciones, ni de la resolución constructiva de la envolvente, por cuanto no se han desarrollado las especificaciones propias del posterior proyecto de ejecución. Esta estimación aproximada del coste de la obra, es sencilla de calcular mediante la aplicación práctica del modelo desarrollado, y ello tanto para estudiantes como para profesionales del sector de la construcción. Como se contiene y justifica en el presente trabajo, la aplicación práctica del modelo para el cálculo de costes en las fases preliminares del proyecto, es rápida y certera, siendo de sencilla aplicación tanto en vivienda unifamiliar (aisladas y pareadas), como en viviendas colectivas (bloques y manzanas). También, el modelo es de aplicación en el ámbito de la valoración inmobiliaria, tasaciones, análisis de viabilidad económica de promociones inmobiliarias, estimación de costes de obras terminadas y en general, cuando no se dispone del proyecto de ejecución y sea preciso calcular los costes de construcción de las obras proyectadas. Además, el modelo puede ser de aplicación para el chequeo de presupuestos calculados por el método analítico tradicional (estado de mediciones pormenorizadas por sus precios unitarios y costes descompuestos), tanto en obras de iniciativa privada como en obras promovidas por las Administraciones Públicas. Por último, como líneas abiertas a futuras investigaciones, el modelo de “predimensionado costes de referencia 5 niveles de cálculo”, se podría adaptar y aplicar para otros usos y tipologías diferentes a la residencial, como edificios de equipamientos y dotaciones públicas, valoración de edificios históricos, obras de urbanización interior y exterior de parcela, proyectos de parques y jardines, etc….. Estas lineas de investigación suponen trabajos paralelos al aquí desarrollado, y que a modo de avance parcial se recogen en las comunicaciones presentadas en los Congresos internacionales Scieconf/Junio 2013, Rics‐Cobra/Septiembre 2013 y en el IV Congreso nacional de patología en la edificación‐Ucam/Abril 2014. ABSTRACT The aim of this research is to develop a fast, efficient and accurate calculation model to estimate the final costs of construction, during the preliminary stages of the architectural project. It is a tool to be used during the preliminary study process, drafting and basic project. It is not therefore necessary to have the exact, graphic definition of the project in order to be able to calculate the cost‐scaling. It is assumed that no deviation 10% higher than the final cost of the projected work will occur during the implementation. To that purpose five levels of cost estimation are formulated in the scaling model, from a lower to a higher conceptual and graphic definition of the architectural project. The five calculation levels are: two that take as point of reference the ”exogenous” values of house sales (initial development and basic development), and three based on calculation of endogenous costs (preliminary study, drafting and basic project). The first ”exogenous” estimation level (level.1) is calculated over the market valuation of real estate development and the proportion the cost of land has over the value of the houses. The fifth level of valuation, also an ”exogenous” one (level.5) is calculated from the contrast between the basic external market value, the construction costs, and the estimated development costs of the projected work. This contrast between the ”repercussions of construction costs” and the market value is an innovation regarding the existing cost‐scaling models, as a methodological process of extrinsic verification and validation, of the accuracy and validity of the estimations obtained from the implementation of the model, which is called Pcr.5n (reference cost‐scaling with .5calculation levels according to the stage of project definition/ architectural conceptualization) The other three levels of “endogenous” construction cost‐scaling are estimated from internal analytical calculations by project units and synthetic calculations by construction systems and functional spaces. This is performed during the initial stages of the project corresponding to preliminary study process (level.2), drafting (level.3) and basic project (level.4). These theoretical internal calculations are finally evaluated and validated via implementation of the model in residential buildings, whose real costs on final payment of the works are known. As the level of definition and development of the project evolves, from preliminary study to basic project, the calculation improves in its level of efficiency and estimation accuracy, following the applied methodology: [successive approximations at finite intervals]. The basic hypothesis as above has been made, achieving a maximum deviation of one tenth, in the estimated calculation of the true cost of predimensioning work. The cost calculation for material execution of the works is developed from functional “three‐dimensional” cubic parameters for the planned space and constructive “two dimensional” metric parameters for the surface that envelopes around the facade and the building’s footprint on the plot. The functional and building costs are analyzed at every stage of the process of calculation with “thematic/specific” parameters of management (Pg), project (Pp) and execution (Pe) of the estimated work in question, and finally the cost of contractual construction is estimated, as a consequence of increasing the cost of material execution with the percentage pertaining to the thematic/specific parameter of the projected work. The construction cost‐scaling Pcr.5n model will be a useful tool of great interest in the professional field to estimate the cost of the Basic Project as prescribed in the technical and legal framework of application. According to the appendix of the Technical Building Code (CTE), it is compulsory that the basic project contains an “approximate valuation of the material execution of the work, projected by chapters”, that is, that the basic project must contain at least an “approximate estimate” by chapter, trade or technology. This approximate estimate in the Basic Project is to be performed through the cost‐scaling technique, given that structural calculations, reconditioning plans and definitive contruction details of the envelope are still not available at this stage of the architectural project, insofar as specifications pertaining to the later project have not yet been developed. This approximate estimate of the cost of the works is easy to calculate through the implementation of the given model, both for students and professionals of the building sector. As explained and justified in this work, the implementation of the model for cost‐scaling during the preliminary stage is fast and accurate, as well as easy to apply both in single‐family houses (detached and semi‐detached) and collective housing (blocks). The model can also be applied in the field of the real‐estate valuation, official appraisal, analysis of the economic viability of real estate developments, estimate of the cost of finished projects and, generally, when an implementation project is not available and it is necessary to calculate the building costs of the projected works. The model can also be applied to check estimates calculated by the traditional analytical method (state of measurements broken down into price per unit cost details), both in private works and those promoted by Public Authorities. Finally, as potential lines for future research, the “five levels of calculation cost‐scaling model”, could be adapted and applied to purposes and typologies other than the residential one, such as service buildings and public facilities, valuation of historical buildings, interior and exterior development works, park and garden planning, etc… These lines of investigation are parallel to this one and, by way of a preview, can be found in the dissertations given in the International Congresses Scieconf/June 2013, Rics‐Cobra/September 2013 and in the IV Congress on building pathology ‐Ucam/April 2014.

Developing a conceptual framework for investigating the resilience of construction SMEs and their supply chains against extreme weather events

Projections into future increasingly suggest that the intensity and frequency of Extreme Weather Events (EWEs) will increase in the future. This has demanded the business organisations as well to be prepared to face the increasing risk of EWEs, in order to ensure their business continuity. However, current evidence base suggests that businesses, especially SMEs, are not adequately prepared to face the threat of such events. Ability to adequately prepare them has been hindered by the lack of in depth studies addressing this issue. The paper presents a doctoral study designed to investigate the resilience of SMEs operating in the construction sector; which is said to be a highly vulnerable sector for the impacts of EWEs, and their supply chains to EWEs. A conceptual framework developed to investigate this issue is presented and explained. It is argued that the resilience of construction SMEs and their supply chains against EWEs can be improved by a combination of reducing their vulnerability, enhancing coping capacity and implementing coping mechanisms. Importance of undertaking a broader view to include the whole supply chain in making business decisions with regard to EWEs by SMEs is also highlighted.

Coping strategies against extreme weather events:a survey of SMEs in the UK

Small and Medium-scale Enterprises (SMEs); which generate more than one half of the employment and turnover, form an important sector of the UK economy. In fact, SMEs are considered as the backbone of the UK economy due to their significant economic and societal importance. Despite SMEs being the main drivers of the UK economy, they are also said to be the most vulnerable to the impacts from various disruptions such as Extreme Weather Events (EWEs). Consequently, increased intensity and frequency of weather extremes in the UK during the recent past has created a significant impact on the SME community. As the threat of EWEs is expected to further increase in future, the need for SMEs to implement effective coping mechanisms to manage the effects of EWEs is also increasing. This paper aims to identify and evaluate the current coping mechanisms implemented by SMEs to ensure their business continuity in the event of a weather extreme. The paper presents the findings of a questionnaire survey, conducted as part of "Community Resilience to Extreme Weather - CREW" research project, addressing this issue. It is identified that SMEs mostly rely on generic business continuity strategies as opposed to property level protection measures. The paper highlights the importance of raising the uptake of coping strategies by SMEs, as many were found without adequate coping strategies to deal with the risk of EWEs.

Reinstatement of flood affected properties:experiences of SMEs affected by the 2009 Cockermouth flood event

Recent policy changes in the UK encourage at-risk communities to learn to live with and adapt to flooding. Adaptation of individual properties by embracing resilient and resistant measures is an important aspect endorsed therein. Uptake of such protection measures by property owners, including that of Small and Medium-sized Enterprises (SMEs), has traditionally been low. A post-flood situation offers an opportunity to reinstate / reconstruct by integrating flood protection measures, in such a way that reduce damage and enhance the ability to recover in the event of a future flood incidence. In order to investigate the reinstatement / reconstruction experiences of flood affected SMEs, those affected by the 2009 Cockermouth flood event were studied. The results of a questionnaire survey revealed that many SMEs have opted for traditional reinstatement rather than resilient reinstatement. A detailed case study revealed requirements of getting the business back and running as soon as possible, a lack of guidance and advice from professionals and financial concerns as some of the barriers faced by SMEs. It is important that SMEs are provided with necessary guidance during the post-flood reinstatement stage, in order to make sure that the opportunity to build back better, integrating flood-protection measures is grasped by the SME owners. Stakeholders related to the construction industry, who are actively involved with post-flood reinstatement work, have an important role to play in this regard, providing necessary guidance and expertise to flooded SMEs.

Impacts of flooding on SMEs and their relevance to chartered surveyors:

This is the final report of the RICS Education Trust funded “Developing Flood Expert Knowledge in Chartered Surveyors – DEFENCES” research project. The UK has endured a number of major flood events in recent years, and the UK Environment Agency (2009a) identified that about 5.2million properties in England, amounting to one in six, are at risk of flooding. The impacts of flooding include direct and indirect impacts and can be particularly devastating for small and medium-sized enterprises (SMEs) who are generally more vulnerable to such events than larger business organisations. Recent flood events have established how costly flooding can be to the SME sector (Pitt, 2008, ABI, 2010), which has given greater impetus to the need to improve the resilience of at-risk SMEs. A lack of professional advice on flood protection and adaptation measures represents a potential barrier to the uptake of such interventions by SMEs. A recent Royal Institution of Chartered Surveyors (RICS) survey, as quoted in Defra (2008) notes that, although a majority of chartered surveyors would like to work in this area of practice (flood risk assessment and adaptation), they are conscious of gaps in their competency, knowledge and understanding. The research project sought to contextualise this broader issue and investigate how chartered surveyors can bridge the gap in providing professional flood advice to SMEs. Further, a shift in the UK government policy on flood risk management is evident, where at-risk communities are urged to adapt to flooding. This places greater emphasis on property-level flood adaptation, providing further impetus for Chartered Surveyors to be involved. Findings of the research will be of interest to the RICS, the RICS Flood steering Group, practicing surveyors generally, SMEs, business support and policy making organisations.

Financing infrastructure development : time to unshackle the bonds?

The authors would like to thank the RICS for their financial support of the project and the numerous respondents who gave so freely of their time. Part of the research was supported by a grant from the Hong Kong-Scotland Partners in Post-Doctoral Research Scheme sponsored by the Research Grants Council of Hong Kong and the Scottish Government (S-HKU701/13).

Innovative real estate development finance – evidence from Europe

The authors would like to thank the Royal Institution of Chartered Surveyors (RICS) for their financial support of the project and the numerous respondents who gave so freely of their time.

Building Information Modelling in UK Construction Projects: A State of the Art Review

This paper aims to present a state-of-the-art review of the scope and practical implications of the Building Information Modelling (BIM) platform in the UK construction practice. Theoretical developments suggest that BIM is an integration of both product and process innovation, not just a disparate set of software tools. BIM provides effective collaboration, visual representation and data management, which enable the smooth flow of information throughout the project’s lifecycle. The most frequently reported benefits are related to Capital Cost (capex) and Operational costs (opex) and time savings. Key challenges, however, focus on the interoperability of software, capital installation costs, in-house experience, client preference and cultural issues within design teams and within the organisation. The paper concludes with a critical commentary on the changing roles and a process required to implement BIM in UK construction projects, and suggests areas for further research.

Community-led upgrading for self-reliance in informal settlements in South Africa: a review

Around the world, informal and low-income settlements (so-called “slums”) have been a major issue in city management and environmental sustainability in developing countries. Overall, African cities have an agenda for slum management and response. For example, the South African government introduced the Upgrade of Informal Settlements Program (UISP), as a comprehensive plan for upgrading slum settlements. Nevertheless, upgrading informal settlements from the bottom-up is key to inform broad protocols and strategies for sustainable communities and `adaptive cities´. Community-scale schemes can drive sustainability from the bottom-up and offer opportunities to share lessons learnt at the local level. Key success factors in their roll-out are: systems thinking; empowered local authorities that support decentralised solutions and multidisciplinary collaboration between the involved actors, including the affected local population. This research lies under the umbrella of sustainable bottom-up urban regeneration. As part of a larger project of collaboration between UK and SA research institutions, this paper presents an overview of in-situ participatory upgrade as an incremental strategy for upgrading informal settlements in the context of sustainable and resilient city. The motivation for this research is rooted in identifying the underpinning barriers and enabling drivers for up-scaling community-led, participatory upgrading approaches in informal settlements in the metropolitan area. This review paper seeks to provide some preliminary guidelines and recommendations for an integrated collaborative environmental and construction management framework to enhance community self-reliance. A theoretical approach based on the review of previous studies was combined with a pilot study conducted in Durban (South Africa) to investigate the feasibility of community-led upgrading processes.

Comparative study of human age estimation based on hand-crafted and deep face features

In the past few years, human facial age estimation has drawn a lot of attention in the computer vision and pattern recognition communities because of its important applications in age-based image retrieval, security control and surveillance, biomet- rics, human-computer interaction (HCI) and social robotics. In connection with these investigations, estimating the age of a person from the numerical analysis of his/her face image is a relatively new topic. Also, in problems such as Image Classification the Deep Neural Networks have given the best results in some areas including age estimation. In this work we use three hand-crafted features as well as five deep features that can be obtained from pre-trained deep convolutional neural networks. We do a comparative study of the obtained age estimation results with these features.

How should adjudicators deal with expert reports in Australia?

Since its introduction in to Australia fifteen years ago, statutory adjudication has become increasingly used by parties seeking to recover payment claims which are large in amount and technically and legally complex in nature. This has inevitably led to the formalisation of the adjudication process with parties often submitting, amongst other documents, expert witness reports to support their arguments. The increase in documentation that an adjudicator must consider poses a threat to the integrity of the adjudicator’s determination. This paper adopts a ‘black letter’ approach to distil the law concerning the way in which adjudicators should deal with expert reports, and reveals there are many pitfalls that an adjudicator should be aware of. Moving forward, this paper seeks to inform the PhD study of the lead author which eventually aims to formulate a roadmap with recommendations that may be applied to help optimise the various Australian adjudication schemes for the determination of large and/or complex payment claims.

The application of Lob in the UAE: a case study of a housing project

Line of Balance (LOB) scheduling technique is a significant technique that plays a vital role in repetitive construction projects. It became more demanding in the construction industry due to the construction of mega repetitive projects e.g. housing schemes, high rise buildings, railways and highways, etc. This paper aims to evaluate the real application of LOB in repetitive housing projects in the UAE which could fill the gap as there is lack of similar empirical studies in the Middle East. The paper firstly presents a concise literature review on the application and limitation of LOB comparing to CPM in repetitive projects. Then, a case study of 275 villas housing project in the UAE is demonstrated and analysed, where LOB technique was used and monitored throughout the lifecycle of the project. The findings point out significant controlling benefits of using LOB comparing with CPM in the project and address some limitations hindering the efficient use of LOB in the UAE.