This document discusses rate analysis and valuation of properties. It provides information on: 1) Rate analysis is determining the cost per unit of work based on material, labor, and other costs. Rates vary by location. Rate analysis is used to determine actual costs, optimize efficiency, and revise rates due to cost changes. 2) Valuation estimates the fair price or value of a property based on type, location, quality, size, and other factors. It is used for buying/selling, taxation, rent calculation, loans, and more. Valuation considers cost, depreciation, income, expenses, and taxes to determine present value. 3) Key terms like market value, scrap value, salv

1. RATE ANALYSIS

2. RATE ANALYSIS
The determination of rate per unit of a particular item of
work, from the cost of quantities of materials, the cost of
labourers and other miscellaneous petty expenses required
for its completion is known as the Analysis of Rates.
The rates of materials and labour vary from place to place
and hence the rates of different items of works also vary from
place to place.

3. PURPOSE OF RATE ANALYSIS
 To work out the actual cost of per unit of the items.
 To work out the economical use of materials and processes
in completing the particulars item.
 To work out the cost of extra items which are not provided
in the contract bond, but are to be done as per the directions
of the client.
 To revise the schedule of rates due to increase in the cost of
material and labour or due to change in technique

4. DATA REQUIRED FOR THE ANALYSIS OF RATES
 Details of all operations involved in carrying out the work
The quantities of materials and their costs
The number of different categories of labourers required,
their working capacity and daily wages.

5. RATES OF ITEMS DEPEND ON:
 Specifications of works and material, their quality,
proportion and method of constructional operation.
Quantity of materials and their costs.
Cost of labours and their wages.
Location of site of work and the distances from source and
conveyance charges.
 Overhead and establishment charges
Profit and miscellaneous expenses of the contractor

6. ANALYSIS OF RATES
The analysis of rates is worked out for the unit payment of the
particular item of work under two heads.
Materials
Labour
Material Cost + Labour Cost = Cost of Items of Work
Other items included are:
Tools and Plants ( T & P ) = 2.5 to 3 % of the labour cost
Transportation cost more than 8 km is considered
Water charges = 1.5 to 2 % 0f total cost
Contractor ‘ s profit = 10 %

7. COST OF MATERIALS
The costs of materials are taken as delivered at site of work.
This is inclusive of
The first cost (cost at origin),
Cost of transport , railway freight (if any), etc.
Local taxes and other charges.
LEAD STATEMENT
The distance between the source of availability of material and
construction site is known as "Lead " and is expected in Km.
The cost of convenayce of material depends on lead.
This statement is required when a material is transported from
a distant place, more than 8kms (5 miles).

8. COST OF LABOUR
The labour can be classified into the following
Skilled 1st Class
Skilled 2nd Class
Unskilled
The labour charges can be obtained from the standard schedule
of rates.
30% of the skilled labour provided in the data may be taken as
Ist class, remaining 70% as II class.

9. CONTRACTOR’S PROFIT
This is the 6-10% net profit that is allowed to the contractor.
10% profit is not allowed on cement and steel.
MISCELLANEOUS
Lump sum provisions are made for miscellaneous items.

10. OVERHEAD COSTS
The overhead costs comes to about 6-8% of the project cost and
include the indirect expenses incurred during the execution of
a project.
General Overheads
a) Establishment (office staff) b) Stationary, printing, postage
c) Travel expense d) Telephone
d) Rent & taxes
Job Overheads
a) Supervision (salaries of engineer, supervisor etc)
b) Handling of materials
c) Repairs, carriage, depreciation of T&P
d) Labour amenities
e) Workers compensation, insurance etc
f) Interest on investment
g) Losses on advances

11. TASK / OUT TURN WORK
The capacity of doing work by an artisan or skilled labour in
the form of quantity of work per day in known as Task Work or
Out-turn of the labour.
The out turn of work per artisan varies with situations and
locations.
In bigger cities where specialised and experienced labour is
available, the out-turn is greater than in small towns and
country side.
In well organised work, less labour is required.

12. VALUATION

13. VALUATION
Valuation is the technique of estimating and determining the
fair price or value of a property such as a building, a factory
or other engineering structures of various types, land etc.
The present value of a property may be decided by its selling
price, or the rent it may fetch.

14. VALUATION DEPENDS ON:
Type of the building
Location
Building structure and durability
The quality of materials used in the construction
Size of the building

15. COST
The original cost of construction or purchase.
VALUE
The present value that may be higher or lower than the cost.
The valuation of a building is determined on working out its
cost of construction at present day rate and allowing a
suitable depreciation.

16. PURPOSE OF VALUATION
 Buying or selling property
When it is required to buy or sell a property
 Taxation
To assess the tax of a property.
Taxes may be municipal tax, wealth tax, Property tax
etc, and all the taxes are fixed on the valuation of the
property.
 Rent Calculation
In order to determine the rent of a property.
Rent is usually fixed on the certain percentage of the
amount of valuation which is 6% to 10% of valuation.

17. PURPOSE OF VALUATION
 Security of Loans and Mortgage
When loans are taken against the security of the
property.
 Compulsory Acquisition
Whenever a property is acquired by law;
compensation is paid to the owner.
Valuation of the property is required in order to
determine the amount of compensation.
 Insurance, Betterment charges, Speculation

18. GROSS INCOME
It is the total income and includes all receipts from various
sources. The outgoings, and the operational and collection
charges are not deducted.
NET INCOME or NET RETURN
It is the savings or the amount left after deducting all
outgoings, operational and collection expenses from the gross
income or the total receipt.
Net Income = Gross income - outgoings

19. OUTGOINGS
Outgoings are the expenses that are required to be incurred
in order to maintain the revenue of the building.
1. Taxes
These include taxes paid by the owner of the property
annually.
Municipal tax, Property tax, Wealth tax etc.
These taxes are fixed on the basis of the ‘Annual Rental
Value’ of the property after deductions for annual repairs
etc.

20. 2. Repairs
Repairs need to be carried out every year in order to
maintain a property in good condition.
The amount spent depends on the age, materials, nature
of construction, use of building etc.
10 – 15% of the gross income or gross rent or the rent of 1
– 1.5 months is allowed for repairs.
For annual repairs, 1 – 1.5% of the total cost of
construction may also be taken.

21. 3. Management and Collection charges
These include the expenses on rent collector, chaukidar,
lift-man, pump attendant, sweeper etc.
About 5 – 10% of the gross rent may be taken for this.
For small buildings, none of these might be required and
hence there shall be no outgoings in these accounts.
4. Annual Sinking fund
A certain amount of the gross rent is set aside annually as
sinking fund to accumulate the cost of construction when
the life of the building is over.
It accumulates sufficient amount to meet the cost of
construction or maintenance or replacement of structure
after its utility period.

22. 5. Loss of Rent
The property may not be kept fully occupied all through
the year. A suitable amount is deducted from the gross
rent under outgoings.
6. Miscellaneous
This includes electric charges for running lifts, pumps,
lighting common spaces and other similar charges that
are borne by the owner of the building.

23. MUNICIPAL TAXES
The municipality needs money in order to undertake and
maintain public utility facilities. The same is collected by
imposing taxes on the property.
Utility works include: Roads, Drainages, Water Supply
etc. and their construction and maintenance.
The taxes are assessed on some percentage basis on the
net income from the property and varies from 10-25% of
the net income.
Usually, taxes are lesser for small house and vice versa.

24. Market value
Scrap value
Salvage value
Ratable value
Book Value

25. MARKET VALUE
The market value of a property is the amount which can
be obtained at any particular time from the open market
if the property is put for sale.
The market value will differ from time to time according
to demand and supply.
The market value also changes from time to time for
various miscellaneous reasons such as changes in
industry, changes in fashions, means of transport, cost of
materials and labour etc.

26. SCRAP VALUE
Scrap value may be defined as the value of materials of
dismantled buildings. After the completion of utility
period, the dismantled materials such as steel, timber,
bricks and furniture will fetch a certain amount which is
called scrap value of building.
In case of machines, the scrap value is the value of the
metal or the value of the dismantled parts.
Scrap value of building is about 10% of its total cost of
construction.
The cost of dismantling and removal of the rubbish
material is deducted from the total receipt from the sale
of the useable materials to get the actual scrap value.

27. SALVAGE VALUE
The value of building at the end of utility period without
being dismantled is called the Salvage Value.
A machine after the completion of its usual span of life ,
may be sold or purchased by some one for other use. The
sale value of that machine is called Salvage value.
It does not include the cost of removal, sale, etc.
Salvage value of a property or an asset may be positive,
zero or negative.
For example the salvage value of RCC structures is
negative, because dismantling and removal will be
costly. Salvage value of machine is Positive because its
parts may be used for other purposes.

28. BOOK VALUE
Book value is the amount shown in the account book
after allowing necessary depreciations.
The book value of a property at a particular year is the
original cost minus the amount of depreciation upto the
previous year.
Book value = Original cost – depreciation upto previous
year
Book value depends on the amount of depreciation
allowed per year and will be gradually reduced year to
year and at the end of the utility period of the property,
the book value will be only scrap value.

29. RATABLE VALUE
Ratable value is the net annual letting value of a
property, which is obtained after deducting the amount
of yearly repairs from the gross income.
Ratable value = Gross income – yearly repair cost
Municipal and other taxes are charged at a certain
percentage on the ratable value of the property.

30. OBSOLESCENCE
The value of a property/structure becomes less when it
becomes out of date in style, in design, in structure etc.
This is known as obsolescence.
It may be due to progress in planning ideas, new
inventions, improvements in design techniques etc.
Hence, even though a building is physically sound, it
may become functionally inadequate and its economical
return becomes less.

31. ANNUITY
It is the annual payments for the repayment of the capital
amount invested by a party. These annual payments are
made at the beginning or end of a year, usually, for a
specific number of years.
Annuity Certain – If the amount of the annuity is paid for
a definite number of years. The lesser the number of year
higher the annuity and vice versa.
Annuity Due – If the amount of annuity is paid at the
beginning of each period or year and payments are
continued for definite number of periods.

32. ANNUITY
Deferred Annuity – If the payment of the amount of
annuity begins at a future date after a number of years.
Perpetual Annuity – If the payment of the annuity
continues for an indefinite period.
Though annuity means annual payment, the amount of
annuity may be paid by 12 monthly installments, quarterly or
half-yearly installments.

33. CAPITAL COST
For Buildings: It is the total cost of construction including
purchase of land.
For Properties: It is the original total amount required to
possess a property.
It is the original cost and does not change with time.
(Value of a property is the present cost which may be calculated
by the methods of valuation.)

34. CAPITALISED VALUE
It is the amount of money whose annual interest at the
highest prevailing rate of interest will be equal to the net
income from the property.
To determine the capitalised value of a
property/building, it is necessary to know the net income
from the property and the highest prevailing rate of
interest.

35. CAPITALISED VALUE
Calculate the capitalised value of a property fetching a
net annual rent of 1000 and the highest rate of interest
prevalent being 5%.
Net annual rent = 1,000
Rate of interest = 5%
In order to get an annual interest equal to the net annual
rent of Rs. 1,000
(5/100) * X = 1000
X = 1000 * (100/5) = 20,000
Capitalised value = Net annual income * Year’s purchase

36. YEAR’S PURCHASE
Year’s purchase is calculated as the capital sum required
to be invested in order to receive an annuity of Re.1.00 at
a certain rate of interest.
For 4% interest per annum, to get Rs. 4.00 it requires Rs.
100 to be deposited in a bank. Hence, to get Re. 1.00, it
will be required to deposit ¼ of Rs. 100 which is Rs. 25.
Thus, Year’s Purchase = 100/rate of interest
= 1/i , i = rate of interest in decimal

37. SINKING FUND
Sinking fund is created by regular annual or periodic
deposits in compound interest bearing investment, which
will form the amount of replacement at the end of the
utility period of a property
Annual Sinking fund, I = Si
(1+i)n -1
Where, S = total amount of sinking fund to be accumulated
n = number of years required to accumulate ‘I’
i = rate of interest in decimal (eg: 5% = 0.05)
I = annual installment required

38. SINKING FUND
A pumping set with motor has been installed in a building at a cost
of 2500.00. Assuming the life of the pump as 15 years, find the
annual installment of sinking fund required to be deposited to
accumulate the whole amount of 4% compound interest.
Annual Sinking fund, I = S * i
(1+i)n -1
= 2500 * 0.04
(1+0.04)15 -1
= 2500 * 0.05 = Rs. 125.00

39. DEPRECIATION
It is the loss in value of a building or property due to
structural deterioration, wear and tear, decay and
obsolescence.
Depends on use, age, nature of maintenance etc.
A certain percentage (per annum) of the total cost may be
allowed as depreciation to determine its present value.
The percentage rate of depreciation is less at the
beginning and increases with age.
Annual depreciation is the annual decrease in the value
of the property.

40. CALCULATING DEPRECIATION
The amount of depreciation being known, the present
value of the property can be calculated after deducting
the total amount of depreciation from the original cost.
1. Straight line method
2. Constant percentage method
3. Sinking fund method
4. Quantity survey method

41. STRAIGHT LINE METHOD
(OF CALCULATING DEPRECIATION)
It is assumed that the property loses its value by the same
amount every year.
A fixed amount is deducted every year, so that at the end
of the utility period, only the scrap value remains.
Annual Depreciation, D = Original value – Scrap value
Life in years
D = C – S
n
Book value after ‘n’ years = Original cost – n x D

42. CONSTANT PERCENTAGE METHOD
(OF CALCULATING DEPRECIATION)
Also known as the Declining Balance Method.
It is assumed that the property will lose its value by a
constant percentage of its value at the beginning of every
year.
Annual Depreciation, D = 1 - Scrap value
Original cost
D = 1 - S
C
Value of property of depreciated cost = C – DC
1/n
1/n

43. SINKING FUND METHOD
(OF CALCULATING DEPRECIATION)
It is assumed that the depreciation is equal to the annual
sinking fund plus the interest on the fund for the year,
which is supposed to be invested on interest bearing
investment.
If A is the annual sinking fund & b, c, d etc. represent
interest on the sinking fund for subsequent years, then
YEAR DEPRECIATION
for the year
TOTAL
DEPRECIATION
BOOK VALUE
1st Year A A C – A
2nd Year A + b 2A + b C – (2A+b)
3rd Year A + c 3A + b + c C – (3A + b + c)

44. QUANTITY SURVEY METHOD
(OF CALCULATING DEPRECIATION)
The property is studied in detail and loss in value
worked out. Each step is based on some logical reasoning
without any fixed percentage of the cost of the property.
Only an experienced valuer can work out the amount of
depreciation and the present value of the property using
this method.

45. VALUATION
The valuation of a building is determined by working out
its cost of construction at the present day rate and
allowing a suitable depreciation.
Before valuation,
Age of the building should be determined
Visual inspection of its present condition
Future life span should be determined

46. PRESENT DAY COST
Cost from Record
- From the Estimates
- From the Bill of Quantities
- From other records
If the actual cost of construction is known, this may
increase or decrease according to the percentage rise or
fall in the rate obtained from the PWD Schedule of Rates.

47. PRESENT DAY COST
Cost by Detailed Measurement
Cost of construction may be calculated by preparing the
BOQs of various items of works by detailed
measurement at site and taking the rate of each item of
work as per the current PWD SOR.
All the items of work shall be thoroughly scrutinised and
their detailed specification ascertained as per original.

48. PRESENT DAY COST
Cost by Plinth Area
The plinth area of the building is measured and the
present day plinth area rate of similar buildings in the
locality is studied, and the cost calculated.
It is necessary to examine thoroughly the different parts
of the building including the foundation, structure, doors
& windows, finishes etc.

49. PRESENT DAY COST
Determination of Depreciation
After deciding the cost using the previous measures, it is
necessary to allow a suitable depreciation on the cost
Age Depreciation per year Total depreciation
0-5 years Nil
5-10 years @ 0.5 per cent 2.5 per cent
10-20 years @ 0.75 per cent 7.5 per cent
20-40 years @ 1 per cent 20 per cent
40-80 years @ 1.5 per cent 60 per cent
TOTAL 90 per cent
The balance 10% is the net scrap value on dismantling at
the end of the utility period.

50. METHODS OF VALUATION
1. Rental method of Valuation
2. Direct comparison with capital value
3. Valuation based on profit
4. Valuation based on cost
5. Development method of valuation
6. Depreciation method of valuation

51. RENTAL METHOD
(OF VALUATION)
Net income by way of rent is found out by deducting all
outgoings from the gross rent.
A suitable rate of interest as prevailing in the market is
assumed and years purchase is calculated.
The net income multiplied by the the years purchase gives the
capitalised value or the valuation of the property.

52. DIRECT COMPARISON WITH CAPITAL VALUE
(FOR VALUATION)
This method is used when the rental value is not
available for the concerned property.
Capitalised value is fixed by direct comparison with
capitalised value of similar property in the locality.

53. PROFIT BASED METHOD
(OF VALUATION)
This method is suitable for buildings like hotels, cinema
theatre etc. where the capitalised value depends on the
profit.
The net annual income is worked out by deducting all
outgoings from the gross income.
The net profit is multiplied by the years purchase to get
the capitalised value.
In these cases, valuations works out to be much higher
than the original cost of construction.

54. COST BASED METHOD
(OF VALUATION)
The actual cost incurred in the construction of the
building or possessing the property is taken as the basis
for the determination of the value of a property.
Necessary depreciation should be allowed.
Points of obsolescence should be considered.

55. DEVELOPMENT METHOD
(OF VALUATION)
This method is used for properties which are in an
undeveloped or partly developed stage.
- Large piece of land to be divided into plots,
developed and sold.
- If a building is renovated by making additions,
alterations or improvements.
The anticipated future net income that the building/site
may fetch is determined.
The net income multiplied by the years purchase gives
the anticipated capitalised value.

56. DEPRECIATION METHOD
(OF VALUATION)
This method divides the valuation of a building into 4
parts
a) Walls b) Roofs
c) Floor d) Doors & Windows
and the cost of each part is first worked out as per the
present day rates using detailed measurements.
The life span of the 4 components are determined and
their depreciated value is ascertained by the formula
D = P 100 – rd
100
n
D = depreciated value P = cost at present market rate
Rd = fixed rate of depreciation (r for rate, d for depreciation)
N = age of the building

57. DEPRECIATION METHOD
(OF VALUATION)
The value arrived at will be exclusive of cost of land,
water supply, electrical and sanitary fixtures etc. and will
apply only those buildings that are perfectly maintained.
The present values of these have to be added to the
valuation of the building in order to arrive at the total
valuation of the property.
If repairs have been neglected, and the building is
dilapidated, suitable deductions shall be made.

58. MORTGAGE
Money borrowed against the security of a property, that
has to be returned after a specified amount of time.
The person who takes the loan is the Mortgagor and the
person who gives the loan is the Mortgagee.
Relevant documents required for the mortgage
transaction is known as the Mortgage Deed.
Usually 50 – 70% of the valuation is advanced as loan.

59. FREEHOLD PROPERTY
When the owner is in absolute possession of the property
and can utilize it in any which manner he likes.
He can use the property for himself, grant lease or
tenancies for any period of time.
LEASEHOLD PROPERTY
It indicates the physical possession of the property, but
the use of it may be allowed by the original owner
(lessor) as per the lease documents.

60. EASEMENT
Privileges and rights that one owner of the property
enjoys through or over the property of another.
The person who enjoys the easement is the Dominant
owner and the owner over whose property the easements
are enjoyed is the Servient owner.
1. Right to use light and air from an adjoining property.
2. Right of flow of rain water over the other’s land.
3. Right of access from the adjoining owner’s land.
4. Right to run services through the neighbour’s land.
5. Right of support for a building from the adjoining
owner’s land.
Easement rights may be granted through documents for
uninterrupted periods of 20 years.