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Stališča o vplivih ključnih naravnih dejavnikov pri vrednotenju nepremičnin s poudarkom na poplavnosti ; Positions of the impact of natural factors on real estate appraisal with an emphasis on flooding

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Author(s): Nina Langerholc | Bojan Grum

Journal: Geodetski Vestnik
ISSN 0351-0271

Volume: 56;
Issue: 3;
Start page: 482;
Date: 2012;
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Keywords: naravni dejavniki | poplavnost | vrednotenje nepremičnin | zavarovalništvo | Slovenija | ZDA | natural factors | flooding | real estate appraisal | insurance sector | Slovenia | USA

ABSTRACT
V prispevku razpravljamo o vlogi naravnih dejavnikov, kot so plazovitost, poplavnost, osončenost, razglednost, količina meglenih in jasnih dni, vetrovnost, kakovost zraka, hrup ter pogostost toče in žleda, pri vrednotenju nepremičnin. Izhajamo iz hipoteze, da v Sloveniji ne obstaja kakovostna baza podatkov, primerna za neposredno vključitev v proces ocenjevanja vrednosti nepremičnin, ter da je subjektivno zaznavanje naravnih dejavnikov najbolj izraženo pri poplavnosti. Osrednji pripomoček za merjenje stališč je vprašalnik,na katerega je odgovorilo 307 udeležencev. Rezultati kažejo, da udeleženci največji vpliv na ceno in zadovoljstvo z nepremičninami pripisujejo smradu, plazovitosti in poplavnosti, pri odločitvi o nakupu nepremičnine pa poplavnosti, hrupu in osončenosti. Udeleženci menijo, da naravni dejavniki niso dovolj upoštevani, predvsem pri modelu množičnega vrednotenja nepremičnin, saj je njihov vpliv na cenomanjši od njihovega vpliva na zadovoljstvo. Kot razlog navajajo neustrezno zakonodajo in neustrezne standarde ocenjevanja vrednosti nepremičnin. Primerjalna analiza vključevanja poplavnosti v procesvrednotenja nepremičnin v Sloveniji in ZDA pa kaže, da Slovenija na tem področju zaostaja. Ugotavljamo, da je razlog pomanjkanje ažurne evidence nacionalnih kart poplavne nevarnosti, kar pomeni pomanjkanjevhodnih podatkov v procesu ocenjevanja. Ugotavljamo, da bi bilo upoštevanje naravnih dejavnikov korak k bolj objektivnemu vrednotenju nepremičnin in tudi k pravičnejšemu sistemu nepremičninskega obdavčenja ; This article discusses the role of natural factors, suchas landslides, floods, sun exposure, panoramic views, the amount of foggy days, the amount of clear days, wind, unpleasant smells, air quality, noise, and the frequency of hail and ice, in real estate appraisal. The discussion is based on the hypothesis that Slovenialacks a quality database of natural factors that would be adequate for direct inclusion in the real estate appraisal, and that subjective perception of natural factors is the most explicit in the flooding factor. The main tool used for evaluating the participants’viewpoints was a questionnaire through which 307 answers were collected. The results show that the biggest impact on the price is attributed to unpleasant smells, landslides and floods, while the biggest impact when buying a real estate is attributed to floods, noise and sun exposure. The participants think that natural factors are not sufficiently considered in the appraisal process, as their impact on the value is smaller than their impact on satisfaction with real estate. As the main cause, they define unsuitable legislation andunsuitable standards of the real estate appraisal. The comparison of inclusion of flooding in the real estate appraisal process in Slovenia and the US shows that Slovenia lags behind the US. It has been determined that the main cause for this lies in poor and not upto-date national flooding maps, which is reflected in insufficient input data in the real estate appraisal. It has been concluded that consideration of natural factors would contribute to more objective real estate appraisal and also to a more just real estate taxation system.
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