政大機構典藏-National Chengchi University Institutional Repository(NCCUR):Item 140.119/63231
English  |  正體中文  |  简体中文  |  Post-Print筆數 : 27 |  Items with full text/Total items : 113392/144379 (79%)
Visitors : 51226617      Online Users : 889
RC Version 6.0 © Powered By DSPACE, MIT. Enhanced by NTU Library IR team.
Scope Tips:
  • please add "double quotation mark" for query phrases to get precise results
  • please goto advance search for comprehansive author search
    •  Adv. Search
    Home ‧ Login ‧ Upload ‧ Help ‧ About ‧ Administer Goto mobile version


    Please use this identifier to cite or link to this item: https://nccur.lib.nccu.edu.tw/handle/140.119/63231


    Title: 瑕疵不動產價值減損之評估
    The Value Diminution of Defective Properties
    Authors: 陳志豪
    Chen, Chih Hao
    Contributors: 林子欽
    Lin, Tzu Chin
    陳志豪
    Chen, Chih Hao
    Keywords: 交易性貶值
    技術性貶值
    污名
    瑕疵
    價值減損
    修復成本
    diminution
    defective properties
    stigma
    the cost to cure
    litigation
    Date: 2012
    Issue Date: 2014-01-02 14:36:52 (UTC+8)
    Abstract: 瑕疵不動產價值減損之評估，是不動產估價師在接受訴訟價值參考案件委託時，經常必須面對的難題。不動產估價師擔任鑑定人所出具的估價報告書，經常因為估價方法不受法院信賴，導致估價意見不被採信。法律先行，估價在後，估價師必須透過對估價理論的專業，解釋法律對價格的概念。因此，本研究將先確立法律對價值減損的概念，而後從估價理論分析瑕疵損害對價值的影響，並試圖建立一套評估瑕疵不動產價值減損的估價方法。
    瑕疵不動產的價值減損，主要分為修復成本及污名價損；前者為技術性貶值，後者為交易性貶值。在估價理論中，亦有修復原則與價損原則；前者僅以修復成本為基準，後者則不僅包含修復成本，更包含污名價損。污名價損主要是因為勘估標的未來的收益性及市場性，受到瑕疵問題影響，導致風險及不確定增加，而承受的價值減損。不論是我國法院實務判決或是美國通用專業估價實施標準（USPAP），都傾向肯認修復成本及污名價損，皆為瑕疵價損的一部分。換言之，估價師在評估瑕疵價損時，具有理論上的基礎。
    更進一步地，我們可以透過比較法、收益法及成本法，評估瑕疵價損的金額。在比較法中，透過個別因素調整的操作，反應瑕疵問題對價值的影響。在收益法中，透過租金收益損失、修復成本及折現率，反應直接成本及污名價損。在成本法中，透過功能性退化的概念，反應瑕疵價損，並可以扣除修復成本後，拆分污名價損。因此，估價師在評估瑕疵價損時，具有方法上的基礎。總之，瑕疵不動產價值爭議，從法律過渡到估價，可以達成一套完整的體系。
    Determining the value diminution of defective properties poses problems for appraisers to undertake an assignment for litigation. Though appraisers act as an expert witness in litigation, their appraisal opinions are often rejected by the court, because the valuation methods are not reliable. Appraisers must value the defective properties is comply with the laws. Appraisers as a professional should be able to explain how to value the properties that fit the laws. Therefore, this study set out to explain the legal concepts of value diminution in defective properties, then analyze the impact of defect on value through the valuation theory, and finally attempt to develop valuation methods to determining the value diminution of defective properties.
    The value diminution is mainly divided into “the cost to cure” and “the value diminution resulting from stigma”. In valuation theory, there are two relevant rules of “restoration rule” and “diminution in value rule”. The former contains only “the cost to sure”, but the latter contains both “the cost to cure” and “the value diminution resulting from stigma”. Stigma refers to an intangible psychological impact on value or marketability because of an increased risk or future uncertainty. Both the court decisions in Taiwan and Uniform Standards of Professional Appraisal Practice (USPAP) in US tend to admit that the diminution of defective properties contains both “cost to cure” and “value diminution resulting from stigma”. Thus, when valuing defective properties, appraisers could refer to stigma-related valuation theories.
    Furthermore, all of sales comparison approach, income approach and cost approach can be applied in valuing defective properties. In sales comparison approach, the impact of defect on price can be found through the process of individual factor adjustments. In income approach, the “cost to cure” and “value diminution resulting from stigma” are estimated through decreased of rent income, remediation cost and risk-adjusted discount rate. In cost approach, the concept of functional obsolescence can assist in reaching the value diminution, and in separating “the value diminution resulting from stigma” from “the cost to cure”. Therefore, the value diminution of defective properties can be estimated by traditional approaches. In conclusion, this study has proposed a systematic way to valuing the defective properties, which are in compliance with legal principles and appraisal methods.
    Reference: 1. 向明恩，2002，「不動產經紀業者對凶宅之告知和調查義務」，『台灣法學』，191：177-181。
    2. 向明恩，2011，「物之瑕疵擔保責任之再探─以凶宅為例」，『月旦裁判時報』，12：93-104。
    3. 吳從周，2011，「凶宅、物之瑕疵與侵權行為」，『月旦裁判時報』，12：106-113。
    4. 吳從周，2011，「凶宅與物之瑕疵擔保」，『月旦法學教室』，99：14-15。
    5. 林子欽，2009，「受污染工業土地之風險、污名與價值：美國經驗的啟示」，『住宅學報』，18(2)：23-44。
    6. 邱琦，2011，「凶宅與純粹經濟上損失」，『月旦裁判時報』，11：20-28。
    7. 馬維麟，1996，「交易性貶值在我國民法上之再審視」，『萬國法律雙月刊』，89：49-54。
    8. 馬維麟，1996，「損害賠償之範圍-我國最高法院歷年來判決之檢討與分析」，『法學叢刊』，164：56-73。
    9. 連世昌，2009，「凶宅與民法上物之瑕疵擔保責任之研究」，『全國律師月刊』，10月號：53-62。
    10. 郭致遠，2010，「論物之買賣瑕疵擔保責任及買受人之客觀選擇訴之合併─以輻射屋、海砂屋及地震後受損屋之買賣為中心」，『高大法學論叢』，6(1)：165-204。
    11. 陳信行，2011，「司法正義與科學事實如何交會？從Daubert爭議看法律、科學與社會」，『公害、職災與科學：RCA事件專輯』，17-60。
    12. 曾品傑，2009，「不動產消費關係救濟途徑之溢流─以契約審閱權為例」，『全國律師月刊』，10月號：21-31。
    13. 黃文典，2006，「瑕疵不動產鑑定評價模式之研究─以海砂屋為例」，國立臺北大學不動產與城鄉環境學系碩士論文：台北。
    14. 黃茂榮，1985，「技術性貶值與交易性貶值」。頁266-274，『民事法判解評釋』，台北：植根法學叢書編輯室。
    15. 黃茂榮，2005，「營建損鄰之賠償責任」，『月旦法學雜誌』，122：198-211。
    16. 黃淨愉，2009，「日本關於瑕疵住宅被害之救濟與律師之參與」，『全國律師月刊』，10月號：8-15。
    17. 賴宏嘉，2009，「由結構工程與不動產估價觀點論高氯離子建物之瑕疵與損害賠償」，『全國律師月刊』，10月號：32-43。
    18. 蔡志揚，2009，「律師界應關懷瑕疵住宅的預防與救濟！」，『全國律師月刊』，10月：2-7。
    19. 梁仁旭; 陳奉瑤. (2009). 不動產估價. 台北市: 巨流政大書城.
    20. 賴碧瑩. (2008). 現代不動產估價：理論與實務. 台北市: 智勝文化.
    21. Alfert, R., Collison, H. W., & Tate, G. W. (2005). Recovering “Stigma” Damages in Mold-related Construction Defect Cases: Making the Property Owner Whole. The Florida Bar Journal, 79(6), pp. 78-82.
    22. Marcus, A. , & Grant, A. (2001). The Role of Formal Survey Research Methods in the Appraisal Body of Knowledge. Appraisal Journal, 69(4), 頁 394-403.
    23. Arens, B. S. (1997). The Valuation of Defective Properties: A Common Sense Approach. Appraisal Journal, 65(2), pp. 143-148.
    24. Bell, R. (1998). The Impact Of Detrimental Conditions On Property Values. Appraisal Journal, 4, pp. 380-391.
    25. Bill, M. (1992). Stigma and value. Appraisal Journal, 60(1), pp. 1-7.
    26. Chalmers, J. A., & Roehr, S. A. (1993). Issues in the Valuation of Contaminated Property. Appraisal Journal, 61(1), pp. 28-41.
    27. Chan, N. (2001). Stigma and its Assessment Methods. Pacific Rim Property Research Journal, 7(2), pp. 126-140.
    28. Colwell , P. F., & Trefzger, J. W. (2005). Supply-Side Effects and Contingent Valuation Analysis. Journal of Real Estate Practice and Education, 8(1), pp. 45-59.
    29. Colwell, P. F., Heller, J. A., & Trefzger, J. W. (2009). Expert Testimony Regression Analysis and Other Systematic Methodologies. Appraisal Journal, 77(3), pp. 253-262.
    30. Gluck, A. E., Nanney, D. C., & Lusvardi, W. C. (2000). Mitigating Factors in Appraisal & Valution of Contaminated Real Property. Real Estate Issues, 25(2), pp. 22-29.
    31. Hartman, D., & Shapiro, M. (1983). Depreciation: Incurable Functional Obsolescence and Sequence of Deductions. Appraisal Journal, 3, pp. 408-414.
    32. Heaton, H. B. (2005). On Valuing Negative Cash Flows Related to Contamination, Asset Removal, or Functional Obsolescence. Journal of Property Tax Assessment and Administration, 2(4), pp. 33-41.
    33. Jackson, T. O. (2003). Methods and Techniques for Contaminated Property Valuation. Appraisal Journal, 71(4), pp. 311-320.
    34. Jackson, T. O. (2004). Surveys, Market Interviews, and Environmental stigma. Appraisal Journal, 72, pp. 300-310.
    35. Jackson, T. O. (2005). Evaluating Environmental Stigma with Multiple Regression Analysis. Appraisal Journal, 73(4), pp. 363-369.
    36. Jackson, T. O., Pitts, J., & Norwood, S. (2012). Advisory Opinion 9 and Contingent Valuation. Environment and the Appraiser, Summer, pp. 205-209.
    37. James, F., MacGregor, D. G., Hunsperger, W., Mertz, C., & Johnson, S. M. (2004). A Survey Approach for Demonstrating Stigma Effects in Property Value Litigation. Appraisal Journal, 72(1), pp. 35-44.
    38. Kahneman, D. (2012). Think, Fast and Slow. UK: Penguin Group.
    39. Kilpatrick, A. J. (2011). Construction Defects — Appraisal Challenges. Greenfield Advisors, pp. 1-4.
    40. Laronge, J. A. (2000). Solving the Functional Obsolescence Calculation Question? Part I. Appraisal Journal, 68(3), pp. 327-339.
    41. Laronge, J. A. (2001). Solving the Functional Obsolescence Calculation Question? Part II. Appraisal Journal, 69(2), pp. 152-160.
    42. Lipscomb, A. C., Kummerow, M., Spiess, W., Kilpatrick, S., & Kilpatrick, J. A. (2011). Contingent Valuation and Real Estate Damage Estimation. Journal of Real Estate Literature, 19(2), pp. 283-305.
    43. Lusht, K. M. (2001). Real Estate Valuation: Principles and Applications. State College, Pa: KML.
    44. Lusvardi, W. C., & Warren, C. B. (2001). Three Rules for Forensic Real Estate Damage Valuation: Deductive, Adductive, or Reductive Rule? Real Estate Issues, 26(1), pp. 15-22.
    45. Mansfield, J. R., & Pinder, J. A. (2008). "Economic" and "Functional" Obsolescence: Their Characteristics and Impacts on Valuation Practice. Property Management, 26(3), pp. 191 - 206.
    46. Mitchell, P. S. (2000). Estimating Economic Damages to Real Property Due to Loss of Marketability, Rentability, and Stigma. Appraisal Journal, 68(2), pp. 162-170.
    47. Mundy, B., & McLean, D. (1998). Using Contingent Value Approach for Natural Resource and Environmental Damage Applications. Appraisal Journal, 66(3), pp. 290-297.
    48. Neustein, R. A. (1992). Estimating Value Diminution by the Income Approach. The Appraisal Journal, 60(2), pp. 283-287.
    49. Roddewig, R. J. (1999). Junk Science, Environmental Stigma, Market Surveys, and Proper Appraisal Methodology: Recent Lessons from the Litigation Trenches. Appraisal Journal, 67(4), pp. 447-453.
    50. Sanders, M. V. (1996). Post-Repair Diminution in Value from Geotechnical Problems. Appraisal Journal, 64(1), pp. 59-66.
    Description: 碩士
    國立政治大學
    地政研究所
    100257019
    101
    Source URI: http://thesis.lib.nccu.edu.tw/record/#G0100257019
    Data Type: thesis
    Appears in Collections:[Department of Land Economics] Theses

    Files in This Item:

    File SizeFormat
    701901.pdf2106KbAdobe PDF29494View/Open


    All items in 政大典藏 are protected by copyright, with all rights reserved.


    社群 sharing

    著作權政策宣告 Copyright Announcement
    1.本網站之數位內容為國立政治大學所收錄之機構典藏，無償提供學術研究與公眾教育等公益性使用，惟仍請適度，合理使用本網站之內容，以尊重著作權人之權益。商業上之利用，則請先取得著作權人之授權。
    The digital content of this website is part of National Chengchi University Institutional Repository. It provides free access to academic research and public education for non-commercial use. Please utilize it in a proper and reasonable manner and respect the rights of copyright owners. For commercial use, please obtain authorization from the copyright owner in advance.

    2.本網站之製作，已盡力防止侵害著作權人之權益，如仍發現本網站之數位內容有侵害著作權人權益情事者，請權利人通知本網站維護人員(nccur@nccu.edu.tw)，維護人員將立即採取移除該數位著作等補救措施。
    NCCU Institutional Repository is made to protect the interests of copyright owners. If you believe that any material on the website infringes copyright, please contact our staff(nccur@nccu.edu.tw). We will remove the work from the repository and investigate your claim.
    DSpace Software Copyright © 2002-2004  MIT &  Hewlett-Packard  /   Enhanced by   NTU Library IR team Copyright ©   - Feedback