A few years ago, when a group of companies "UVECON" was preparing materials for a large-scale project "Geoportal" we studied international experience in the use of information technology in the field of real estate market analysis and evaluation.
Available information says that the future of all professions, which will provide analysis of the source information, is connected with the necessity of processing large arrays of data. In particular, Isaac Pernas, Director of information technology consulting company in real estate Jones Lang LaSalle (JLL), said: "In real estate data has always played an important role in decision-making, but only now they started to collect in digital form. With the help of mathematical models and algorithms that are used in the analysis of big data, it is possible to obtain information in such volumes that previously could not even imagine. The process of forecasting the future has become much easier due to the relevance and accuracy of these data. Modern models provide greater accuracy and the ability to adapt to a wide range of requirements."
One of the technologies that are already widespread in the international real estate markets, this is Big Data (big data). Big data is a variety of tools, approaches and methods of processing both structured and unstructured data for later use in solving specific problems and goals. The meaning of technology is to automate the process of analyzing large volumes of data from numerous diverse sources of information.
Modern database of real estate offer fairly limited information about a particular object. In contrast, the technology of Big Data allows us to estimate, for example, how much time will it take to get to the facility during "rush hour" as district provided with places in kindergartens and schools, or decent to work with tenants, the management company, not the high cost of energy in the house, and the like.
So, when analyzing the real estate market, the implementation of IT solutions are a necessary tool for obtaining a quality product.
One of the technologies that are already widespread in the international real estate markets, this is Big Data (big data). Big data is a variety of tools, approaches and methods of processing both structured and unstructured data for later use in solving specific problems and goals. The meaning of technology is to automate the process of analyzing large volumes of data from numerous diverse sources of information.
Modern database of real estate offer fairly limited information about a particular object. In contrast, the technology of Big Data allows us to estimate, for example, how much time will it take to get to the facility during "rush hour" as district provided with places in kindergartens and schools, or decent to work with tenants, the management company, not the high cost of energy in the house, and the like.
So, when analyzing the real estate market, the implementation of IT solutions are a necessary tool for obtaining a quality product.
However, it is clear that Big Data is gaining and the industry estimates. In particular, it is believed that about 80% of the time the appraiser spends collecting and entering information about the object of evaluation and only 20% - the actual evaluation process. Therefore it is logical that among the global evaluation community there is an active discussion of the problems highlighted in the report "the Future of assessment the Royal society of certified real estate professionals (servers) RICS (Royal Institution of Chartered Surveyors).
The majority of experts recognized that the most important parameter of development of the market is the speed of evaluation, and speed without loss of quality.
The following are examples of application software experts in real estate market analysis and valuation in different States.
USA. In the us market when working with a large number of source of information are becoming increasingly important tools that enable you to work effectively with these data - from custom portals to professional databases. At the same time access to the collected, processed and visually presented information, benefit from all real estate market participants: buyers, realtors and of course the appraisers.
One of the main ways of obtaining information about implemented or trained agreements are the so-called multilisting - MultipleListingServices (MLS), know-how of the American market of real estate of the XIX century, which is rightly considered the largest number of trades in the world.
In Denmark, computer simulations assessment activities the focus of the Central government. Database of transactions of sale and characteristics of the property created in the 1960-ies. In the model-based methods based on multiple regression analysis. The system began to operate since 1981 and is now used to assess approximately 70% of all real estate. With its help, the public authority for Finance of Denmark conducts an audit of the assessments which are mortgage banks. Banks are allowed to use a Model of automatic real estate appraisal, AVM (Automated Valuation Model)[1] only for assessments of certain types of property.
Canada. Here AVM have been used since the early 90-ies, but to a lesser extent than in the United States. Models are used in real time to different users, mainly for the purposes of mortgage lending and property taxation. The canadian government has created a high-quality database of transactions of ownership and provides these data to private companies and citizens, which allowed them to use the AVM for their own purposes.
Sweden. Data Bank land survey of Sweden has created a powerful archive of information about the real estate deals that have created an enabling environment for the public and private use and development of AVM in the country. AVM for tax purposes, used from 1980-ies. Reassessment using the AVM is carried out every three years. The banking sector began to use the AVM for the purposes of the mortgage with the 1990-ies.
One of the main ways of obtaining information about implemented or trained agreements are the so-called multilisting - MultipleListingServices (MLS), know-how of the American market of real estate of the XIX century, which is rightly considered the largest number of trades in the world.
In Denmark, computer simulations assessment activities the focus of the Central government. Database of transactions of sale and characteristics of the property created in the 1960-ies. In the model-based methods based on multiple regression analysis. The system began to operate since 1981 and is now used to assess approximately 70% of all real estate. With its help, the public authority for Finance of Denmark conducts an audit of the assessments which are mortgage banks. Banks are allowed to use a Model of automatic real estate appraisal, AVM (Automated Valuation Model)[1] only for assessments of certain types of property.
Canada. Here AVM have been used since the early 90-ies, but to a lesser extent than in the United States. Models are used in real time to different users, mainly for the purposes of mortgage lending and property taxation. The canadian government has created a high-quality database of transactions of ownership and provides these data to private companies and citizens, which allowed them to use the AVM for their own purposes.
Sweden. Data Bank land survey of Sweden has created a powerful archive of information about the real estate deals that have created an enabling environment for the public and private use and development of AVM in the country. AVM for tax purposes, used from 1980-ies. Reassessment using the AVM is carried out every three years. The banking sector began to use the AVM for the purposes of the mortgage with the 1990-ies.
UK. In the UK the AVM is allowed for assessments to mortgage lending.
Finland extensively uses the AVM to estimate and automatic generation of a thematic value orthophotoquad as part of the infrastructure of spatial data.
In Iceland, despite the fact that the state has not yet established in a legislative order rules for the use of AVM, private companies are successfully using them.
In Greece there is no public database with information on the real estate transactions that significantly hinders the development of AVM.
Poland began to use a modelling system for the mass valuation from the mid 1990-ies.
The European AVM Alliance (European AVM Alliance). European countries have formed an Alliance for the implementation and development of the AVM. The Alliance includes private companies in the UK, the Netherlands, Switzerland and Norway.
Therefore, we can conclude that evaluation activity abroad develops simultaneously with the global scientific and technological progress. The property appraisers offers software products that enable technical and formal challenges to pass the car. And as was correctly stated on the forum appraisers in Texas in 2012: "the winner is the appraiser with the best technology".
On the other hand, with all the positive sides of implementation of the AVM, you must realize a number of the limitations. For example, the "assessment Guidance" in some countries do not permit AVM with no findings or judgments of professional valuers. In particular, the eighth edition of the European valuation Standards (section 4 EVIP 6 "Automated valuation models") emphasizes that АVМ is nothing more than a tool that facilitates the assessment process specialist appraiser, for which he is responsible. АVМ can be used by a qualified appraiser as one of the tools in its comprehensive analysis of the market provided that it satisfies the input data and model АVМ. The standard emphasizes that the application of АVМ need to be considered as an auxiliary tool for a valuer performs the valuation, for which it carries professional liability.
Also the results of determination of value of assets made with the involvement АVМ can be used for making a preliminary judgment about the possible range of costs, in the case of monitoring trend analysis required the revaluation of assets, identification of significant deviations from the overall trend and in some other cases that require a preliminary cost analysis.
The former President of the American professional organizations Appraisal Institute M. lance Coyle, in his article "the Future of assessment," notes that previously, the best on the market was the one who was able to find more information. But now, when any data is available by clicking, the primacy of those who know how to process information. Automatic assessment is unlikely to fully substitute for the evaluator, but they will continue to develop in an alternative form of assessment, which competes with traditional appraisal services.
Conclusion. From appraisers all expect more fully informed of the evaluation results using the methods of big data Analytics in their product. Thus, assessment refers to activities which clearly fall under the influence of digitalization, and this in turn will require fundamental changes in the requirements for the competence of appraisers.
Therefore, it is clear that the transformation of the industry evaluation will also occur due to the introduction of new technologies, which will be built valuation models.
On the other hand, with all the positive sides of implementation of the AVM, you must realize a number of the limitations. For example, the "assessment Guidance" in some countries do not permit AVM with no findings or judgments of professional valuers. In particular, the eighth edition of the European valuation Standards (section 4 EVIP 6 "Automated valuation models") emphasizes that АVМ is nothing more than a tool that facilitates the assessment process specialist appraiser, for which he is responsible. АVМ can be used by a qualified appraiser as one of the tools in its comprehensive analysis of the market provided that it satisfies the input data and model АVМ. The standard emphasizes that the application of АVМ need to be considered as an auxiliary tool for a valuer performs the valuation, for which it carries professional liability.
Also the results of determination of value of assets made with the involvement АVМ can be used for making a preliminary judgment about the possible range of costs, in the case of monitoring trend analysis required the revaluation of assets, identification of significant deviations from the overall trend and in some other cases that require a preliminary cost analysis.
The former President of the American professional organizations Appraisal Institute M. lance Coyle, in his article "the Future of assessment," notes that previously, the best on the market was the one who was able to find more information. But now, when any data is available by clicking, the primacy of those who know how to process information. Automatic assessment is unlikely to fully substitute for the evaluator, but they will continue to develop in an alternative form of assessment, which competes with traditional appraisal services.
Conclusion. From appraisers all expect more fully informed of the evaluation results using the methods of big data Analytics in their product. Thus, assessment refers to activities which clearly fall under the influence of digitalization, and this in turn will require fundamental changes in the requirements for the competence of appraisers.
Therefore, it is clear that the transformation of the industry evaluation will also occur due to the introduction of new technologies, which will be built valuation models.
[1] AVM is a mathematical computer program, which carries out the determination of market value based on analysis of facility location, market conditions, characteristics of objects of real estate and other information. A distinctive feature of AVM is to determine the market value by mathematical modeling of the real estate market.