Basic Appraisal Test

The term "REAL ESTATE" refers to land and anything that is permanently attached to the land. This includes not only the physical land itself but also any structures or improvements that are built on the land, such as buildings or fixtures. This definition encompasses the broad scope of real estate, including both the land and the tangible assets associated with it.

The statement "No two parcels of land are ever exactly the same" refers to the concept that each piece of land has its own distinct characteristics and features that differentiate it from others. This uniqueness can be attributed to various factors such as location, topography, soil composition, and natural resources. It implies that even if two parcels of land are adjacent or similar in some aspects, there will always be some differences that set them apart.

The correct answer is "Police power, eminent domain, taxation, and escheat." These four powers of government limit the rights of ownership. Police power allows the government to regulate and enforce laws for the health, safety, and welfare of the public. Eminent domain allows the government to take private property for public use, with just compensation. Taxation is the power to impose taxes on property owners to fund public services. Escheat is the power to transfer property to the state when the owner dies without a will or heirs.

The classification of properties according to use includes residential, industrial, commercial, agricultural, and special properties. These categories are based on the intended purpose and function of the property. Residential properties are used for living purposes, industrial properties are used for manufacturing or production, commercial properties are used for business activities, agricultural properties are used for farming or cultivation, and special properties may have unique or specific purposes.

The correct answer is "movable or personal and immovable or real property." This classification is based on the mobility or non-mobility of the properties. Movable or personal property refers to assets that can be physically moved or transferred, such as vehicles, furniture, and cash. On the other hand, immovable or real property refers to assets that cannot be moved, such as land, buildings, and other fixed structures. This classification is important for legal and financial purposes, as the rights and regulations surrounding these types of properties can differ.

Market value refers to the amount of money that a property can command in the open market. It is determined by various factors such as location, condition, demand, and comparable sales. Market value represents the price that a willing buyer and seller would agree upon in a transaction. It is an important concept in real estate as it helps determine the value of a property for buying, selling, or financing purposes.

Real estate refers to immovable property, typically land and any permanent structures built on it. Fences, buildings, and growing trees are all examples of real estate as they are attached to the land and cannot be easily moved. However, farm equipment is not considered real estate as it is movable and not permanently attached to the land.

The bundle of rights refers to the various rights that come with property ownership. These rights include the right to enjoy the property, the right to possess it, the right to dispose of it, the right to recover any damages or losses, the right to the fruits or benefits derived from the property, and the right to exclude others from the property. These rights collectively make up the bundle of rights that property owners have.

When a commodity is scarce and the demand is high, its value increases. This principle is known as supply and demand. The scarcity of the commodity leads to an increase in its price due to high demand. This principle is a fundamental concept in economics and is used to explain the relationship between the availability of a product and the desire for it.

Zoning rules and regulations, traffic regulations, fire codes, and other safety laws are all examples of the government's right to exercise its police power over real estate ownership. Police power refers to the government's authority to enact and enforce laws and regulations for the purpose of protecting the health, safety, and welfare of its citizens. In the context of real estate ownership, this includes the ability to regulate land use, ensure compliance with building codes, and establish safety standards. Taxation, eminent domain, and escheat are different rights of the government that are not directly related to the enforcement of laws and regulations for real estate ownership.

The correct answer is "Power of eminent domain." This refers to the legal authority held by the government to take private property for public use, as long as just compensation is provided to the owner. This power is often exercised in cases where the property is needed for infrastructure projects, such as building roads or public facilities, that benefit the public as a whole.

Escheat is the correct answer because it refers to the government's right to acquire the property of a decedent who died without a will and without any heirs. In such cases, the property reverts back to the state or government. This concept is based on the idea that if someone dies without leaving any instructions or heirs, the property should not remain unclaimed and instead should be put to public use. Eminent domain refers to the government's power to take private property for public use, police power refers to the government's authority to regulate and enforce laws for public safety, and taxation refers to the levying of charges by the government to fund public services.

Real property refers to the interest, benefits, and rights that are associated with the ownership of real estate. This includes not only the land itself but also any improvements made on it, such as buildings or structures. Real property encompasses the physical land and any tangible assets attached to it, making it the correct answer in this context.

The correct answer is "Jus fruendi" or The right to the fruits. This right includes the three kinds of fruits, which are natural fruits, industrial fruits, and civil fruits. Natural fruits refer to the produce of the land, such as crops or trees. Industrial fruits are the products of human labor or industry, like manufactured goods. Civil fruits pertain to the income or revenue generated from property or assets. Therefore, "Jus fruendi" encompasses the right to enjoy and benefit from these different types of fruits.

Land is unique because no two parcels can occupy the same space on the face of the earth. This means that each parcel of land has a specific location and cannot be duplicated or overlapped by another parcel. This uniqueness is fundamental in determining property boundaries, ownership rights, and legal distinctions between different parcels of land. It also ensures that each parcel of land has its own set of physical characteristics and features, making it distinct from others.

Under RA 9646, the real estate service practitioners include real estate salesman, broker, appraiser, and consultant. This means that individuals who engage in selling, brokering, appraising, or providing consultation services related to real estate are considered real estate service practitioners under the law.

Taxation is a right of the government that is imposed on real estate ownership in order to raise funds for its operations and services. Through taxation, the government collects money from property owners, which is then used to finance various public services and programs that benefit and protect the citizens. This includes funding for infrastructure development, education, healthcare, and public safety. Taxation is a crucial source of revenue for the government, allowing it to fulfill its responsibilities and provide essential services to the citizenry.

The two classifications of properties as to ownership under the Civil Code are public domain and private ownership. Public domain refers to properties that are owned by the government and are intended for public use. Private ownership, on the other hand, refers to properties that are owned by individuals or entities and are not intended for public use. These classifications help in determining the rights and responsibilities associated with the ownership of different types of properties.

The correct answer is Residential, industrial, commercial, agricultural and special purpose. These are the four ordinary classifications of real estate according to use and are commonly referred to in the buying and selling process. Residential real estate refers to properties used for living purposes, industrial real estate is used for manufacturing or production, commercial real estate is used for business activities, agricultural real estate is used for farming or agricultural purposes, and special purpose real estate is used for specific or unique purposes such as schools or hospitals.

Real estate value is influenced by its economic and physical characteristics. Economic characteristics refer to factors such as supply and demand, location, and market conditions, which can affect the value of a property. Physical characteristics include the size, condition, and features of the property, which also play a significant role in determining its value. Both these factors are essential in assessing the worth of real estate and understanding its potential for investment or development.

Republic Act No. 9646, also known as the Real Estate Service Act of the Philippines, governs the realty service practice in the country. This law regulates the licensing and registration of real estate service practitioners, sets the standards of professional practice, and establishes a Code of Ethics for real estate professionals. It aims to protect the public from unscrupulous individuals and ensure the integrity and professionalism of the real estate industry in the Philippines.

The limitations to property ownership include police power, which allows the government to regulate and enforce laws related to public health, safety, and welfare. Eminent domain is another limitation, which grants the government the power to take private property for public use, with just compensation. Taxation is also a limitation, as property owners are required to pay taxes on their properties. Lastly, escheat is a limitation where property reverts to the state if the owner dies without a will or any known heirs.

The principle of change refers to the understanding that individual properties, neighborhoods, and other aspects are constantly changing. This means that nothing remains static or fixed, and everything is subject to continuous transformation. This principle recognizes the dynamic nature of various elements and emphasizes the need to adapt and evolve in response to these changes.

The term non-homogeneity refers to the characteristic of being unique or different from others. It means that something is not the same as everything else and has distinct qualities or features. Non-homogeneity can be used to describe various aspects such as properties, objects, or individuals that possess distinct characteristics that set them apart from others.

A house and lot is not an example of special purpose real estate because it is a general residential property that can be used for various purposes, such as living or renting. On the other hand, a private school, public school, and shopping center are all examples of special purpose real estate because they are built and designed specifically for a particular use, such as education or commercial activities.

The term "Rights in Fee simple" refers to the absolute right of ownership without any restrictions or limitations, except for the powers of government. This means that the owner has complete control and can use, transfer, or dispose of the property as they wish, as long as it does not violate any laws or regulations imposed by the government. This type of ownership is considered the highest form of ownership and provides the owner with the most extensive rights and privileges.

Reconciliation refers to the process of analyzing the results obtained by the three approaches to value (the sales comparison approach, the cost approach, and the income approach) in order to determine the final estimate of value. This involves comparing and contrasting the findings from each approach and making adjustments or weighting them accordingly to arrive at a final value estimate. Reconciliation helps ensure that the final value estimate is accurate and reliable.

Plottage is the correct answer because it refers to the principle of value that states that combining two adjacent parcels of land into one larger parcel can increase its overall value. This concept is based on the idea that larger parcels of land are more desirable and can offer more opportunities for development or other uses. By combining the parcels, the resulting larger parcel can have a greater value than the sum of the individual parcels valued separately.

The correct answer is "Regression." Regression refers to the tendency for the value of a property to be influenced by the surrounding properties or the overall market conditions. In this case, RDL's house is likely to be affected by regression because the value of his house, which is higher than the average value of newly constructed houses in the area, is likely to be pulled down by the lower values of the surrounding properties.

A real estate developer refers to any individual or company who is involved in the business of developing real estate projects for their own account and then offering them for sale or lease. They are responsible for acquiring land, obtaining necessary permits and approvals, and overseeing the construction and marketing of the properties. This term encompasses both natural persons and legal entities who engage in the development of real estate projects.

In the Sales Comparison Approach or Direct Market Comparison Approach, the probable sales price of a building is estimated by considering sales of similar properties. This approach involves analyzing recent sales data of comparable properties in the same market to determine a fair and accurate value for the subject property. By comparing the sales prices of similar properties, taking into account factors such as location, size, condition, and amenities, an estimated sales price can be determined for the building in question. This approach is commonly used in real estate appraisal to determine the market value of a property.

The correct answer is progression. The principle of progression suggests that the value of a property tends to increase when it is surrounded by other properties of higher value. In the context of the question, the owners of lesser-valued houses in RDL immediate area may be affected by this principle, as the increasing value of neighboring properties could potentially lead to an increase in the value of their own houses.

Functional obsolescence occurs when a property feature, in this case, the limited number of bathrooms compared to bedrooms, becomes outdated or less desirable, impacting its overall functionality and, consequently, its value. External obsolescence refers to external factors affecting value, and physical deterioration (whether curable or incurable) typically pertains to the property's condition rather than its functional layout.

Zoning is a process that establishes land use districts and imposes restrictions on how properties within those districts can be used. This helps to ensure that different types of land uses are appropriately separated and regulated. Zoning ordinances are typically more comprehensive and encompassing than deed restrictions, which are specific limitations imposed on a particular property. Nonconforming use and variance, on the other hand, are not the same thing. Nonconforming use refers to a property that was legally established before a zoning change that now prohibits its current use, while a variance is a special permission granted to deviate from the zoning regulations. Exclusionary zoning and spot zoning are also not the same thing. Exclusionary zoning refers to policies or regulations that intentionally limit certain types of housing or discriminate against certain groups, while spot zoning refers to the practice of singling out a small area within a larger zoning district for a different type of use.

The correct answer is that RDL can take the unit because by its nature it is a personal thing. This means that the window type air-conditioner is considered a personal property rather than a permanent improvement to the building. As RDL installed the unit himself and it can be easily removed without causing damage to the property, he has the right to take it with him when the lease ends.

Scarcity is not a physical characteristic of real estate. Physical characteristics refer to the inherent qualities of land, such as immobility, indestructibility, and uniqueness. Scarcity, on the other hand, is an economic concept that relates to the limited supply of a particular resource relative to its demand. While scarcity can affect the value and price of real estate, it is not a physical characteristic of the land itself.

The term plottage refers to the process of combining multiple adjacent properties into one larger parcel. This can increase the overall value of the land due to the potential for development or other uses. Assemblage is the correct answer because it directly relates to the concept of combining properties for increased value.

The cost approach is a method of appraising that determines the value of a property by estimating the cost to replace or reproduce it. This approach is based on the principle that a buyer would not pay more for a property than the cost of acquiring a similar property. It takes into account factors such as the cost of land, construction materials, labor, and depreciation. By considering the cost to build a property from scratch, the cost approach provides an objective valuation that can be used as a benchmark for determining the value of a property.

Real estate is the correct answer because it is the term used to describe land, including everything attached to it, such as buildings or structures, whether they are natural or man-made. It encompasses all aspects of land ownership and use, including buying, selling, and leasing properties.

The date of the value opinion, also called the effective date, is determined by the client and reflects the purpose of the appraisal. It can be a past (retrospective), current, or future (prospective) date. While the inspection date may coincide with the effective date, it is not the default unless specified by the client. The appraiser's role is to align the value opinion date with the client's assignment instructions.

The economic characteristics of real estate include scarcity, improvements, permanence of investment, and area preference. Scarcity refers to the limited supply of land, which makes it valuable. Improvements, such as buildings or infrastructure, can increase the value of real estate. Permanence of investment means that real estate is a long-term investment that is not easily liquidated. Area preference refers to the desirability of certain locations, which can affect the value of real estate.

Rights in Fee simple refers to the absolute right of ownership without any limitations or restrictions, except for the powers of government. This means that the owner has complete control over the property and can use, sell, or transfer it as they wish, as long as they comply with the laws and regulations set by the government. The term "fee simple" indicates that the ownership is not limited to a specific class of heirs and is not subject to any particular restrictions.

Real property refers to the ownership of land and any structures or improvements on it. It includes not only the physical land and buildings but also the bundle of legal rights associated with owning the property. These rights typically include the right to possess, use, transfer, and exclude others from the property. Therefore, the bundle of legal rights is included in real property.

Capitalization is the process of converting the annual net operating income into an estimate of the value of an asset or investment. This is typically done by dividing the net operating income by a capitalization rate, which represents the desired rate of return on the investment. By estimating the value based on the income generated, capitalization provides a useful tool for investors and appraisers to assess the worth of an asset or investment.

The economic characteristic of real estate that states that the building or improvement on one parcel of land has an effect on the value and utilization of neighboring tracts and can have a direct bearing on the whole community or neighborhood is "improvements." This means that the quality and type of improvements made to a property can impact the surrounding area and the overall value and desirability of the community.

Scarcity refers to the limited availability of resources in relation to unlimited wants and needs. In the context of land, it is considered a rare commodity because there is a fixed supply of it. Land cannot be created or increased, making it a finite resource. This limited supply of land contributes to its value and the concept of scarcity.

Area preference or "situs" refers to the location or specific area where a property is situated. This economic characteristic is crucial in real estate because the value of a property is greatly influenced by its location. Factors such as proximity to amenities, transportation, schools, and employment opportunities can significantly impact the desirability and value of a property. Therefore, understanding and considering the area preference or "situs" is essential when evaluating real estate investments.

The correct answer is "Agricultural, forest/or timber, mineral and national parks." This is because ART.XII Section 3 of the constitution specifically mentions these classifications of real property. The other options mentioned in the question are not explicitly stated in the constitution as constitutional classifications of real property.

The income capitalization approach would be given the most weight in the valuation of a strip shopping center. This is because strip shopping centers are commercial properties that generate income through rental payments from multiple tenants. The income capitalization approach is a commonly used method to determine the value of income-producing properties by estimating the property's future income potential and applying a capitalization rate. Therefore, it is the most appropriate approach for valuing a strip shopping center.

Real estate refers to both land and improvements, regardless of whether they are natural or man-made. This includes any structures or buildings on the land, as well as any rights, benefits, or interests associated with the property. The answer choice "land and improvements whether natural or man made" accurately encompasses all these elements of real estate.