20th April, 2012, National Housing Bank, New Delhi UNIFORM VALUATION STANDARDS – WAY FORWARD Handbook on Policy, Standards and Procedures for Real Estate Valuation by Banks and HFIs Prof.Dr.P.S.N.Rao, SPA, New Delhi

Part A Background Part B Process Part C Outcome : The Handbook Part D Way Forward : Next Steps

Part A Background

Significance of Valuation Today Evolving real estate markets Sophistication of housing finance/ real property finance options / products Foreign Direct Investment REMFs / REITS Bad loans recovery Credibility and transparency in global markets

Issues Credibility Stability Bubble syndrome Accuracy Authenticity Reliable Data based Standardised Global acceptability

Education in the subject of Valuation There are no set standard educational syllabus/courses for valuation education in India A few universities conduct 2 years Master’s degree courses on Valuation In many engineering/architecture/town planning institutes, valuation is taught as a subject The Institution of Surveyors conducts an AICTE approved course on Valuation There is no standardised continuing education either

Practice of Valuation Institution of Valuers offers membership to architects, civil engineers for becoming APPROVED VALUERS and practice valuation as a profession Institution of Surveyors offers membership ( based on passing an examination ) for becoming VALUERS and practice valuation as a profession Income Tax Department, GoI registers valuers who are called REGISTERED VALUERS. Banks EMPANEL valuers based on their own criteria Valuation is practised in various government departments viz. departments dealing with land acquisition, urban local bodies, etc. In some states, town planning department also performs the function of valuation ( Maharashtra ) In some states, there are separate valuation directorates

Valuer Associations Institution of Valuers Institution of Surveyors ( Valuation Br.) Institution of Government Approved Valuers Practicing Valuers Association of India The Indian Institution of Valuers Centre for Valuation Research, Studies and Training

Standards of Practice Valuation reports in India come in all shapes and sizes – no standardisation For wealth tax purposes, Form O-1 is used. Standards are absent The situation is almost a ‘lezeiz faire’

International Benchmarks TIAVSC ( The International Assets Valuation Standards Committee ) was established in the year 1981 USPAP ( Uniform Standards of Professional Appraisal Practice ), USA AVSB ( Australian Valuation Standards Board )

Indian Initiatives The Ministry of Companies Affairs, Govt. of India has released a concept paper for Council of Valuation Professionals of India Bill

Part B Process

Meeting at NHB in Feb 2008 This was a brainstorming session Key stakeholders were invited to raise issues Based on this initial meeting, the way forward was developed

Formation of IBA Steering Group - The IBA already has a Sub-Committee on Mortgage and Valuation of Property The issues were discussed in this Sub-Committee and subsequently, a Steering Group on Developing Valuation Standards for Real Estate Financing in India was constituted. The IBA Steering Group had 17 members who closely interacted to bring out the Handbook.

Survey of Banks and HFIs It was agreed that the first step would be to conduct a Survey of Banks and HFIs The objective of this Survey was to review the existing processes being followed by Banks and HFIs for empanelling and conducting valuation of properties Detailed questionnaires were circulated to several Banks and HFIs and information was gathered. Existing forms and sample valuation reports were also procured.

Survey of Valuer Associations There are 5 valuer associations in India Information from all the associations about various aspects of the profession were gathered in a structured manner.

Preparation of Draft Handbook The IBA Steering Group met had several meetings to discuss various issues and the draft Handbook was developed.

Stakeholder discussions The draft Handbook was discussed not only with Banks and HFIs but also the valuers from various Associations since they are the key stakeholders. The points of view of the stakeholders were discussed.

Exposure on website In order to have wider circulation and exposure to the Handbook, the same was put on the IBA website for about a month. Subsequently, the date was extended for some more time so as to give adequate opportunity for all to access the draft Handbook.

Suggestions Around 40 suggestions were received as a result of this. These suggestions were again discussed by the IBA Steering Group and the decisions were finalised. The final Hanbook was prepared.

Permission from IVSC Since one of the earlier Committees of the Government of India had recommended that the Valuation Standards for India need to be in tune with international standards, the standards in the Handbook were accordingly prepared. The same were discussed with the International Valuation Standards Committee ( IVSC ) and due permission was obtained since international standards were being adapted to suit Indian conditions. Due acknowledgement has also been accorded to IVSC for the same.

Release of Handbook The Handbook has been printed and is ready for distribution.

Part C Outcome : The Handbook

Coverage Policy Standards Procedures Annexures

Policy Criteria for Empanelment of Valuers Duration of Empanelment Removal Re Empanelment Professional Fees Compliance to Standards and Procedures Independence and Objectivity Obligations of Banks and HFIs Date of effect

Standards Standard 1 – Market Value Basis of Valuation Standard 2 – Bases other than Market Value Standard 3 – Valuation Reporting Code of Conduct Application of Standards to Secured Bank Lending

Procedures Procedure for Call for Applications for Empanelment Procedure for Selection of Valuers Procedure for Annual Performance Review Procedure for Conflict Resolution Procedure for Internal Work Allocation in Banks / HFIs Procedure for Aloting work to Valuers

Annexures Format of Valuation Report ( more than Rs. 5 crores ) Format of Valuation Report ( upto Rs. 5 crores ) Format of Terms of Engagement for Empanelment of Valuers Format of Undertaking to be submitted by the Valuer for Empanelment Application for Empanelment of Valuer with Banks/HFIs

Part D Way Forward : Next Steps Adoption of Handbook by the Boards of Banks and HFIs Distribution of Handbook to all Valuer Associations Placing of Handbook on IBA website Placing of Handbook on websites of Banks and HFIs Developing Internal Systems for Implementation of Handbook Training of Key Banking / HFI Officials on new regime based on the Handbook Training of Valuers in a) 6 months ‘prescribed valuation course’ and b) 2 weeks ‘prescribed valuation course’ so as to achieve the target by year 2015

Adoption of Handbook by the Boards of Banks and HFIs All the banks and HFIs need to pass a resolution in their respective Boards and formally adopt the Handbook by passing a resolution to this effect.

Distribution of Handbook to all Valuer Associations All persons incharge of valuation services in various branches of the banks/HFIs need to have a copy of the Handbook with them. The Handbook needs to be distributed to all the branch offices internally in each of the banks / HFIs. For this, if needed, more copies need to be printed as the numbers may be huge.

Placing of Handbook on IBA website The Handbook needs to be placed in the website of all the banks and HFIs so that there is full transparency on the standards being used, the processes and procedures. One should be able to download copies of the Handbook so that printing can be minimised.

Developing Internal Systems for Implementation of the Handbook Within each bank/HFI, the internal systems for implementing the Handbook need to be worked out. Forms, system of maintaining records, formats of valuation reports to be entertained, committees, etc. need to be put in place. Levels of responsibility and accountability has also to be made clear.

Training of Key Banking / HFI Officials on new regime based on the Handbook Key officials need capacity building in terms of awareness so that they are in a position to perform their tasks in the new regime.

Training of Valuers in a) 6 months ‘prescribed valuation course’ and b) 2 weeks ‘prescribed valuation course’ so as to achieve the target by year 2015 Mandatory certification as envisaged in the Handbook needs to be put in place.

Certificate in Valuation of Real Estate Suggested Education Programme INTRODUCTION – Evolution of Valuation Practice, Purposes of Undertaking Valuation, Organisations Undertaking Valuation, Private practice of Valuation as a Profession THEORY OF VALUATION – Theories of Valuation, Economic Principles, Factors Affecting Value, Concept of Depreciation, Types of Value. LEGISLATION – Overview of various laws including Constitutional provisions on property and right to ownership of property, Transfer of Property Act, Land Acquisition Act, Rent Control Act, Apartment Act, Indian Registration Act, Stamp Duty Act, Municipal Acts, Town Planning Acts, Indian Easement Act, Laws of Succession and Wills, Indian Contract Act, Indian Arbitration Act, Valuers’ Bill. Important Court cases and Judgements on Valuation. STANDARDS – Necessity for Standards, International Valuation Standards Committee, Valuation Standards in India, IBA Handbook PROCESS OF VALUATION- Approaches and Methods of Valuation, Concept of Dilapidation, Valuation of Different Asset Classes of Properties, Case Studies of Valuation, Practical Exercises and Report Writing. PROFESSIONAL PRACTICE- Role of Valuer , Code of Ethics and Practice, Responsibility to Clients and Society, Professional Associations in India and abroad, Global Practices, Governmental Interface in Regulating the Profession.

Issues Methodology of course delivary Funding Preparation of course content Nodal agency to coordinate all activities Involving all Valuer associations Online delivary of course material Contact programmes Testing and certification Funding Funding agencies Course Fees Other expenses

Thank you. Prof.Dr.P.S.N.Rao eMAIL : drpsnrao@hotmail.com