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Samenvatting Eigendomsanalyse - technisch deel
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Samenvatting Eigendomsanalyse - technisch deel
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By: sbastienvanmaele • 1 year ago
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EIGENDOMSANALYSEINHOUDSOPGAVE
1. Eigendomsanalyse in de praktijk .............................................................................................................. 4
2. Begrip “schade” ....................................................................................................................................... 4
2.1 Wat is schade? ....................................................................................................................................... 4
2.2 Wanneer kan schade vergoed worden? ................................................................................................ 5
3. Vaststellingstechnieken ........................................................................................................................... 6
3.1 Metrologie ............................................................................................................................................. 7
3.2 Foto-opnames...................................................................................................................................... 10
4. Meten van afmeting en vorm ................................................................................................................ 10
4.1 Afstand en richting .............................................................................................................................. 10
4.2 Vormafwijkingen.................................................................................................................................. 11
4.3 Inhoud van de expertisekoffer? ........................................................................................................... 12
5. Barsten en scheuren .............................................................................................................................. 13
5.1 Terminologie ........................................................................................................................................ 13
5.2 Oorzaken van scheur- en barstvorming............................................................................................... 13
5.3 Mogelijke gevolgen .............................................................................................................................. 13
6. Krimpwerking ........................................................................................................................................ 14
6.1 Krimpscheuren in beton ...................................................................................................................... 14
6.2 Differentiële krimp in dekvloeren ........................................................................................................ 16
7. Thermische werking ............................................................................................................................... 17
8. Differentiële zetting ............................................................................................................................... 20
9. Doorbuiging ........................................................................................................................................... 21
10. Zwelling ................................................................................................................................................. 23
11. Spatkrachten ......................................................................................................................................... 24
12. Trillingen ................................................................................................................................................ 25
13. Uitvoeringsfouten (onderdimensionering) ............................................................................................. 25
14. Meten van scheuren .............................................................................................................................. 25
14.1 Aandachtspunten bij de controle van scheurvorming......................................................................... 25
14.2 Controle van scheurvorming ............................................................................................................... 26
15. Beoordeling ........................................................................................................................................... 27
16. Vocht ..................................................................................................................................................... 30
16.1 Inleiding ............................................................................................................................................... 30
16.2 Condensatie ......................................................................................................................................... 31
16.3 Opstijgend vocht.................................................................................................................................. 32
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, 16.4 Hygroscopische zouten ........................................................................................................................ 33
16.5 Complex probleem .............................................................................................................................. 33
16.6 Schimmels en zwammen ..................................................................................................................... 34
16.7 Diagnose van vochtschade .................................................................................................................. 34
17. Specifieke metingen............................................................................................................................... 36
17.1 Akoestiek ............................................................................................................................................. 36
17.2 Geluid .................................................................................................................................................. 36
17.3 Kleuren ................................................................................................................................................ 37
17.4 Geuren ................................................................................................................................................. 37
18. Schadebegroting .................................................................................................................................... 38
18.1 Wanneer wordt schade vergoed? ....................................................................................................... 38
18.2 Cijfermatig begroten van de schade .................................................................................................... 38
18.3 Verzekerde schade .............................................................................................................................. 41
18.3.1 De deskundige bij schadeverzekering? ....................................................................................... 41
18.3.2 Schadebegroting bij verzekerde schade ..................................................................................... 42
18.3.3 Schaderegeling bij verzekerde schade ........................................................................................ 42
18.3.4 Schaderegeling bij aansprakelijkheidsverzekering ..................................................................... 44
19. Incourant vastgoed ................................................................................................................................ 44
19.1 Wat is incourant vastgoed? ................................................................................................................. 44
19.2 Doel...................................................................................................................................................... 44
19.3 Beschikbare rekenmethodes ............................................................................................................... 44
19.3.1 Comparatieve methode .............................................................................................................. 44
19.3.2 Kapitalisatiemetohde (inkomstenbenadering) ........................................................................... 45
19.3.3 GOP-metohde (gross operating profit) ....................................................................................... 47
19.3.4 gecorrigeerde vervangingswaarde (kostenbenadering) ............................................................. 47
19.3.5 Residuele waardeberekening ..................................................................................................... 48
19.3.6 Samenvattend ............................................................................................................................. 48
19.4 Optimale aanwending ......................................................................................................................... 48
19.4.1 Fysiek .......................................................................................................................................... 49
19.4.2 Economisch en sociaal ................................................................................................................ 49
19.4.3 Juridisch ...................................................................................................................................... 51
19.5 Aandachtspunten ................................................................................................................................ 52
20. Waarderen van zakelijke rechten ........................................................................................................... 52
20.1 Erfpacht ............................................................................................................................................... 52
20.1.1 Begrippen .................................................................................................................................... 52
20.1.2 Voorbeeld van toepassing erfpacht ............................................................................................ 53
20.1.3 Waardering van de canon ........................................................................................................... 54
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, 20.1.4 Tréfonds ...................................................................................................................................... 54
20.1.5 Voorbeeld van toepassing tréfonds ............................................................................................ 56
20.2 Concessie ............................................................................................................................................. 57
20.3 Erfdienstbaarheden ............................................................................................................................. 58
20.4 Vruchtgebruik ...................................................................................................................................... 59
20.5 Lijfrente ............................................................................................................................................... 62
21. Waarderen van share deals ................................................................................................................... 62
21.1 Registratierechten – koop/verkoop..................................................................................................... 62
21.2 Registratierechten – inbreng ............................................................................................................... 62
21.3 Registratierechten – erfpacht .............................................................................................................. 63
21.4 BTW ..................................................................................................................................................... 63
21.5 Share deal vs. asset deal ...................................................................................................................... 63
21.6 Waardering vastgoedvennootschap – vermogensbenadering ............................................................ 65
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, 1. EIGENDOMSANALYSE IN DE PRAKTIJK
• Technical due diligence
o Technical due diligence van commercieel, industrieel en woning vastgoed in continentaal Europa
o Verzamelnaam voor dienstverlening met betrekking tot technisch, juridisch en administratief
nazicht van gebouwen
o Proces van onderzoek, analyse en vaststelling waarbij informatie verzameld wordt over de fysieke
en bouwtechnische kenmerken van een onroerend goed (soort scan van het OG)
o Hoe ver moet de dienstverlener hierin gaan?
▪ Controle op constructieve gebreken, gebouwschil en technische installaties?
▪ Conformiteit aan vigerende wetgeving en reglementering?
▪ Geschiktheid aan een vooropgesteld gebruik?
▪ Risicoanalyse bij een beoogd gebruik?
▪ Kosten-baten analyse bij een verlengd gebruik of functiewijziging?
▪ → Verwachtingen van de opdrachtgever duidelijk vastleggen in de overeenkomst
• Mogelijke onderzoekspunten
o Constructie
o Gebouwschil: thermische isolatie, water- en winddichtheid, akoestische isolatie
o Technische installaties: staat van onderhoud, conformiteitsattesten, performance meting
o Omgevingsaanleg
o Milieuaspecten en duurzaamheid (BREEAM, LEED)
o Conformiteit aan ruimtelijke ordening en andere wetgeving
o Erfgoedstatus
o Mogelijke bestemmingen
o Herbouwwaarde (wat kan het worden?), kapitaaluitgaven en operationele uitgaven
o (Juridische aspecten)
• Waarom?
o Risico’s identificeren en beheersen (aan de hand van een plan!)
2. BEGRIP “SCHADE”
2.1 WAT IS SCHADE?
• Juridisch
o “Elk nadeel, verlies of vermindering van iemands vermogen, zijn goederen of zijn persoon”
o Nadelig verschil tussen de situatie waarin de schadelijder zich bevindt en de situatie waarin hij zich
zou bevonden hebben indien geen schadeverwekkende gebeurtenis had plaatsgevonden
▪ Bv.: iemand rijdt tegen uw auto: als dat niet gebeurd zou zijn, zou je niet in een nadelige
situatie gezeten hebben.
o Feitelijk verschil tussen een toestand die vastgesteld kan worden en een hypothetische toestand
die normaal verwacht kan worden
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