Tuesday, October 20, 2009
Wednesday, October 14, 2009
10 Steps to a Greener Office
There are now many services and products available to make the task simple.
Some commonly used ‘Green’ initiatives for offices include:
1. ENSURE YOUR LIGHTS ARE OFF WHEN NO ONE IS HOME
Install occupancy sensors for different zones of your office. No one needs to
touch a switch! Lights typically consume over half the energy in your office and
installation costs can be paid off in just a few years.
2. USE EFFICIENT LIGHTING
Avoid old incandescent bulbs and low voltage down lights. Go for compact
fluorescents, LEDS and high efficiency fluorescent tubes. These save energy
and last longer, reducing maintenance too.
3. USE ENERGY EFFICIENT COMPUTERS AND EQUIPMENT
Flat screens and laptops use much less energy than the old box monitors. Look
for energy star ratings on equipment and aim high.
4. RECYCLE
Either have separate bins for each recycling stream or some waste/recycling
companies can set up dry ‘recyclables’ boxes for each desk that accommodates
all streams and the wet waste goes into bins at central points.
5. PAPER
These days it is easy to procure recycled content or plantation pulp paper. Set your
printers and copiers to default double sided and encourage electronic documents.
6. MAKE YOUR URINALS WATERLESS
Numerous buildings have turned off the water to their urinals and maintain hygiene
with small sanitizing cubes. Save over 150,000L per urinal per year!
7. USE LOW IMPACT MATERIALS IN FITOUTS AND LESS OF THEM
Which material involve a lot of energy, water, raw materials, waste and pollution in
production and delivery? For example, aluminum takes a lot of energy to produce
whereas timber that is recycled or from suitable forestry has low impact.
8. CARPET TILES FOR EFFICIENCY
Compared to broadloom, carpet tiles can be replaced when worn or damaged and
reused when you are done with them. There are now fully recycled and recyclable
cost effective tiles available.
9. DON’T BREATH EMISSIONS
Use paint, glues and cleaning solvents that produce low or no Volatile Organic
Compound (VOC) emissions - Now readily available.
10. GO ‘CLIMATE NATURAL’
Invest in the production of renewable energy to offset any carbon dioxide (CO2)
you produce. See www.climatefriendly.com You can also purchase Green
Power from renewable sources instead of the regular coal produced power
source: colliers.com
Some commonly used ‘Green’ initiatives for offices include:
1. ENSURE YOUR LIGHTS ARE OFF WHEN NO ONE IS HOME
Install occupancy sensors for different zones of your office. No one needs to
touch a switch! Lights typically consume over half the energy in your office and
installation costs can be paid off in just a few years.
2. USE EFFICIENT LIGHTING
Avoid old incandescent bulbs and low voltage down lights. Go for compact
fluorescents, LEDS and high efficiency fluorescent tubes. These save energy
and last longer, reducing maintenance too.
3. USE ENERGY EFFICIENT COMPUTERS AND EQUIPMENT
Flat screens and laptops use much less energy than the old box monitors. Look
for energy star ratings on equipment and aim high.
4. RECYCLE
Either have separate bins for each recycling stream or some waste/recycling
companies can set up dry ‘recyclables’ boxes for each desk that accommodates
all streams and the wet waste goes into bins at central points.
5. PAPER
These days it is easy to procure recycled content or plantation pulp paper. Set your
printers and copiers to default double sided and encourage electronic documents.
6. MAKE YOUR URINALS WATERLESS
Numerous buildings have turned off the water to their urinals and maintain hygiene
with small sanitizing cubes. Save over 150,000L per urinal per year!
7. USE LOW IMPACT MATERIALS IN FITOUTS AND LESS OF THEM
Which material involve a lot of energy, water, raw materials, waste and pollution in
production and delivery? For example, aluminum takes a lot of energy to produce
whereas timber that is recycled or from suitable forestry has low impact.
8. CARPET TILES FOR EFFICIENCY
Compared to broadloom, carpet tiles can be replaced when worn or damaged and
reused when you are done with them. There are now fully recycled and recyclable
cost effective tiles available.
9. DON’T BREATH EMISSIONS
Use paint, glues and cleaning solvents that produce low or no Volatile Organic
Compound (VOC) emissions - Now readily available.
10. GO ‘CLIMATE NATURAL’
Invest in the production of renewable energy to offset any carbon dioxide (CO2)
you produce. See www.climatefriendly.com You can also purchase Green
Power from renewable sources instead of the regular coal produced power
source: colliers.com
Sunday, October 11, 2009
Immediate Climate Action Needed to Prevent Future Destruction
Nature will not wait for Copenhagen.
This situation was made more clear as Typhoon Ondoy left widespread flooding in many countries, unleashed unprecedented rainfall in Metro Manila and caught a lot of people unprepared both in the Philippines and Vietnam.
In the face of increasing frequency and strength of these weather events, the lack of proper infrastructure and planning in cities and towns of developing countries puts their urban population at risk.
Developing countries lack the capacity to adapt to climate change induced rains and flooding. Their food security is threatened as their crops are destroyed by typhoons and their lives and homes destroyed by landslides, flooding and strong winds.
Climate change already aggravates other environmental problems that communities have to face as a result of globalization's ever increasing destruction of our ecology. The poor communities that have long been struggling economically are unable to cope with this threat.
The foot-dragging of the UNFCC in the intercessional meeting currently being held in Bangkok must stop. It is no longer a question that human activity has produced dangerous climate interference. The member countries of the UN, especially those from the developing countries, should not let the US and the G8 sabotage the negotiations for their benefit. Our goal should be to avoid catastrophic effects that could affect more than half of the world's population that are most vulnerable to climate change.
Immediate climate action is needed now. We should insist that emitter nations, such as the US and other industrialized countries, indemnify communities and nations like ours so that we may be able to adapt to extreme weather events and other disasters that may come in the future.
We should strive for a post-Kyoto climate agreement that will truly contain scientific and real solutions away from market based mechanisms to address global warming and climate change related concerns of the people of the world.
We should strengthen our people's movements and mobilize our communities not only to adapt to the effects of climate change but to reject the current world system that brought us here in the first place.
Source: http://www.philstar.com/Article.aspx?articleId=510727
This situation was made more clear as Typhoon Ondoy left widespread flooding in many countries, unleashed unprecedented rainfall in Metro Manila and caught a lot of people unprepared both in the Philippines and Vietnam.
In the face of increasing frequency and strength of these weather events, the lack of proper infrastructure and planning in cities and towns of developing countries puts their urban population at risk.
Developing countries lack the capacity to adapt to climate change induced rains and flooding. Their food security is threatened as their crops are destroyed by typhoons and their lives and homes destroyed by landslides, flooding and strong winds.
Climate change already aggravates other environmental problems that communities have to face as a result of globalization's ever increasing destruction of our ecology. The poor communities that have long been struggling economically are unable to cope with this threat.
The foot-dragging of the UNFCC in the intercessional meeting currently being held in Bangkok must stop. It is no longer a question that human activity has produced dangerous climate interference. The member countries of the UN, especially those from the developing countries, should not let the US and the G8 sabotage the negotiations for their benefit. Our goal should be to avoid catastrophic effects that could affect more than half of the world's population that are most vulnerable to climate change.
Immediate climate action is needed now. We should insist that emitter nations, such as the US and other industrialized countries, indemnify communities and nations like ours so that we may be able to adapt to extreme weather events and other disasters that may come in the future.
We should strive for a post-Kyoto climate agreement that will truly contain scientific and real solutions away from market based mechanisms to address global warming and climate change related concerns of the people of the world.
We should strengthen our people's movements and mobilize our communities not only to adapt to the effects of climate change but to reject the current world system that brought us here in the first place.
Source: http://www.philstar.com/Article.aspx?articleId=510727
Friday, October 9, 2009
Estimating Value Of Real Estate Properties in the Philippines
Knowing how to appraise the value of real estate properties is very important on the part of the Real estate broker
To be able to recommend the best property at a given budget as well to the buyers themselves so they can make the right investments, it is important for Real estate brokers to know hot to appraise the value of real estate properties. The skill in determining values of properties help the real estate brokers/agents determine saleable properties and organize their arsenal of selling prowess to prioritize on these saleable properties. As important would be the buyers who should also get to know the real value of what they have bought.
There are three approaches for determining value:
1. The Cost Approach
2. Sales Comparison Approach
3. Income Approach
In cost approach, the value of a property can be estimated by summing the land value and the depreciated value of improvements. The land value is usually based on the prevailing market value in the area distinct from the zonal value set by the government. For house and lot properties, it is best to separate the land from the building/improvement and add them up together after knowing its individual values.
For example,
If you want to know the value of a house and lot in a subdivision in Baguio,
*a 3 bedroom house,
*5 years old
*with a floor area of 65 square meters and
*a lot area of 100 square meters
First, you will have to estimate the prevailing selling price of middle end subdivision in the area.
*Assuming the average is P5, 500 per square meter,
*the value of the land would be 100X5,500=550,000
*Then, estimate the value of the house.
*The acceptable price ranges are as follows
Low Cost housing: P16,000.00 to P25,000 per square meter
Middle End housing: P26,000.00 to P35,000 per square meter
High End housing: P36,000.00 to P45,000 per square meter
The basis of the above figures is the average price offerings of majority of real estate developers in Baguio.
So, for the floor area of 65 square meters X P35,000.00 average price square meter=P2,275,000.00
Then add the value of the lot=P550,000=P2,825,000.00 + 12% VAT = 3,164,00.00
Since the example above states that the property is already 5 years old, depreciation value shall then be deducted as follows:
Depreciation = P2,275,000 / 50 years = P45,500.00 cost of depreciation per year.
Depreciation cost for 5 years = P45,500.00 X 5 = P227,500.00
Therefore the appraised value of the property in this example:
* shall be P3,164,000.00 less P227,500.00 depreciation = P2,936,500.00
The Sales Comparison Approach. The approach recognizes that a typical buyer will always compare by asking prices and seek to purchase the property that meets his or her wants and needs for the lowest cost possible. The actual selling prices happening in the same local area can be obtained from public records, buyers, seller, real estate brokers and/or agents, appraisers, and others. Important details of each comparable sale are described in the appraisal report by licensed real estate appraisers. Since comparable sales are not always identical to the subject property, adjustments are sometimes made for date of sale, location, style, bathrooms, square foot, site size, etc.
The main idea is to simulate the price that would have been paid if each comparable sale were identical to the subject property. If the adjustment to the comparable is superior to the subject, a downward adjustment is necessary. Likewise, if the adjustment to the comparable is inferior to the subject, an upward adjustment is necessary. From the analysis of the group of adjusted sales prices of the comparable sales, the state licensed real estate appraiser selects an indicator of value that is representative of the subject property.
For example, the subject property in comparison has a bigger lot area, then compute the difference and deduct from the price to make an upward adjustment. If the subject property has a smaller floor area, then compute the difference from the price to make a downward adjustment. You will also have to compare the basic facilities, amenities, and other features of the property that make it more valuable than the other property. A careful balancing of all the variables is important in arriving at a good appraisal value based on sales comparison approach
The income capitalization approach is used to value commercial and investment properties. Because it is intended to directly reflect or model the expectations and behaviours of typical market participants, this approach is generally considered the most applicable valuation technique for
How to Estimate Real Estate Values in the Philippines
Neighborhood: in Metro Baguio
Income- producing properties, where sufficient market data exists to supply the necessary inputs and parameters for this approach. In a commercial income-producing property this approach capitalizes an income stream into a value indication. This can be done using revenue multipliers or capitalization rates applied to the first-year Net Operating Income.
The Net Operating Income (NOI) is gross potential income (GPI), less vacancy and collection loss (= Effective Gross Income) less operating expenses (but excluding debt service, income taxes, and/or depreciation charges applied by accountants).
Some Technical Data were borrowed from
Engr. Manuel R. Arengo Jr.
To be able to recommend the best property at a given budget as well to the buyers themselves so they can make the right investments, it is important for Real estate brokers to know hot to appraise the value of real estate properties. The skill in determining values of properties help the real estate brokers/agents determine saleable properties and organize their arsenal of selling prowess to prioritize on these saleable properties. As important would be the buyers who should also get to know the real value of what they have bought.
There are three approaches for determining value:
1. The Cost Approach
2. Sales Comparison Approach
3. Income Approach
In cost approach, the value of a property can be estimated by summing the land value and the depreciated value of improvements. The land value is usually based on the prevailing market value in the area distinct from the zonal value set by the government. For house and lot properties, it is best to separate the land from the building/improvement and add them up together after knowing its individual values.
For example,
If you want to know the value of a house and lot in a subdivision in Baguio,
*a 3 bedroom house,
*5 years old
*with a floor area of 65 square meters and
*a lot area of 100 square meters
First, you will have to estimate the prevailing selling price of middle end subdivision in the area.
*Assuming the average is P5, 500 per square meter,
*the value of the land would be 100X5,500=550,000
*Then, estimate the value of the house.
*The acceptable price ranges are as follows
Low Cost housing: P16,000.00 to P25,000 per square meter
Middle End housing: P26,000.00 to P35,000 per square meter
High End housing: P36,000.00 to P45,000 per square meter
The basis of the above figures is the average price offerings of majority of real estate developers in Baguio.
So, for the floor area of 65 square meters X P35,000.00 average price square meter=P2,275,000.00
Then add the value of the lot=P550,000=P2,825,000.00 + 12% VAT = 3,164,00.00
Since the example above states that the property is already 5 years old, depreciation value shall then be deducted as follows:
Depreciation = P2,275,000 / 50 years = P45,500.00 cost of depreciation per year.
Depreciation cost for 5 years = P45,500.00 X 5 = P227,500.00
Therefore the appraised value of the property in this example:
* shall be P3,164,000.00 less P227,500.00 depreciation = P2,936,500.00
The Sales Comparison Approach. The approach recognizes that a typical buyer will always compare by asking prices and seek to purchase the property that meets his or her wants and needs for the lowest cost possible. The actual selling prices happening in the same local area can be obtained from public records, buyers, seller, real estate brokers and/or agents, appraisers, and others. Important details of each comparable sale are described in the appraisal report by licensed real estate appraisers. Since comparable sales are not always identical to the subject property, adjustments are sometimes made for date of sale, location, style, bathrooms, square foot, site size, etc.
The main idea is to simulate the price that would have been paid if each comparable sale were identical to the subject property. If the adjustment to the comparable is superior to the subject, a downward adjustment is necessary. Likewise, if the adjustment to the comparable is inferior to the subject, an upward adjustment is necessary. From the analysis of the group of adjusted sales prices of the comparable sales, the state licensed real estate appraiser selects an indicator of value that is representative of the subject property.
For example, the subject property in comparison has a bigger lot area, then compute the difference and deduct from the price to make an upward adjustment. If the subject property has a smaller floor area, then compute the difference from the price to make a downward adjustment. You will also have to compare the basic facilities, amenities, and other features of the property that make it more valuable than the other property. A careful balancing of all the variables is important in arriving at a good appraisal value based on sales comparison approach
The income capitalization approach is used to value commercial and investment properties. Because it is intended to directly reflect or model the expectations and behaviours of typical market participants, this approach is generally considered the most applicable valuation technique for
How to Estimate Real Estate Values in the Philippines
Neighborhood: in Metro Baguio
Income- producing properties, where sufficient market data exists to supply the necessary inputs and parameters for this approach. In a commercial income-producing property this approach capitalizes an income stream into a value indication. This can be done using revenue multipliers or capitalization rates applied to the first-year Net Operating Income.
The Net Operating Income (NOI) is gross potential income (GPI), less vacancy and collection loss (= Effective Gross Income) less operating expenses (but excluding debt service, income taxes, and/or depreciation charges applied by accountants).
Some Technical Data were borrowed from
Engr. Manuel R. Arengo Jr.
Monday, October 5, 2009
Salvaging a Flood Damged Home
The waters have receded and you are left in the mud and the muck. Now what? Call in all your favors. Flood damage can be massive and the clean up is challenging even for experienced flood damage experts. Speed is crucial when salvaging a flood damaged home. Any moisture that is allowed to remain continues to cause damage to the structure. Get the water out fast!
Be sure that your home is structurally sound before work can begin. I have seen flood damaged homes twisted and shifted on their foundations. Make sure the building is solid enough to be safe before venturing in.
Wear rubber boots and gloves to protect your skin from possible contaminants. Masks may be necesarry. Household and industrial chemicals, raw sewage, dangerous bacteria and petroleum products may be in that mud and muck. Do not drink the tap water in a home that has been flooded. Water supplies, even well water, can be contaminated by flood borne chemicals and sewage. Your health department will provide information on sanitizing private wells. Watch for bugs, snakes, and animals that have been displaced by the flood and could be dangerous!
source:http://www.associatedcontent.com/article/1668459/how_to_salvage_a_flood_damaged_home.html?cat=6
Be sure that your home is structurally sound before work can begin. I have seen flood damaged homes twisted and shifted on their foundations. Make sure the building is solid enough to be safe before venturing in.
Wear rubber boots and gloves to protect your skin from possible contaminants. Masks may be necesarry. Household and industrial chemicals, raw sewage, dangerous bacteria and petroleum products may be in that mud and muck. Do not drink the tap water in a home that has been flooded. Water supplies, even well water, can be contaminated by flood borne chemicals and sewage. Your health department will provide information on sanitizing private wells. Watch for bugs, snakes, and animals that have been displaced by the flood and could be dangerous!
source:http://www.associatedcontent.com/article/1668459/how_to_salvage_a_flood_damaged_home.html?cat=6
Sunday, October 4, 2009
Goshen: Land of Possibilities
Goshen Land Capital Incorporated is a registered real estate company with the Securities and Exchange Commission in 2007. The Housing and Land Use Regulatory Board (HLURB) issued License to Sell 12378 and HLURB Certificate of Registration 11684 to Goshen Land Capital Inc. for its P2.5-billion flagship project The Courtyards.
The Courtyards is the first masterplanned garden condominium development in Baguio with an American country home inspired architecture and country club- class amenities. The project sits on a two-hectare property nestled by Aurora Hill and Leonila Hill in Northern Baguio. Construction is now on full swing.
In an article at the Philippine Daily Inquirer Business page on January 2009, It described Goshen Land as a “homegrown real estate company that is sensitive enough to incorporate the “old Baguio charm” in its condominium project.” The article further states that what Goshen Land Capital is doing is to instill Baguio pride in terms of masterplanned developments.
According to two leading local papers in Baguio, Sunstar and Baguio Midland Courier, Goshen land Capital is only one among four local developers out of 98 identified developers in that area that was given permit by the HLURB.
Goshen Land Capital started out as TBF Realty, a SEC- registered homegrown real estate company that developed simple subdivisions within and around the Metro Baguio area since 2004. To date, it already has issued and delivered individual land titles to its clients who have paid their dues in full. This could be verified with the Register of Deeds.
Its buyers in its first simple subdivision it Km 4 La Trinidad Metro Baguio have all received their lot titles. Since 2004, it has opened nine (9) subdivisions until it merged with Goshen Land capital Inc. in 2007. Hence, both are now called Goshen Land Capital Incorporated or Goshen Land Capital for brevity.
In all of its nine subdivisions, Goshen Land Capital then called TBF Realty sold these lots with zero percent interest and five years to pay. These compassionate terms of payment stems from the fact that Goshen Land Capital President Atty. Alexander Bangsoy knows too well the difficulty of ordinary Filipinos owning clean titled, affordable real estate property. His childhood experience of his family being thrown out of their rented apartment by a mean landlady inspired him to become a lawyer at the Ateneo Law School. This enabled him to help people and make possible for them to have a house and lot they could securely call their own, secure from fears of ejection and intimidation.
After the merger, Goshen Land Capital shored up P200-million in assets. The merger internally strengthened and professionalized the company. This propelled the company to open two more masterplanned projects, namely, The Courtyards and Summerfields.
The 4.7 hectare Summerfields is the first masterplanned subdivision community in Metro Baguio with a San Francisco-inspired architectural theme complete with amenities. It has an expansion area of about 10 more hectares.
In 2009, Goshen Land Capital Inc. plans to open three more masterplanned projects. These are the 1.2 hectare North Cambridge Lifestyle Condominiums beside SLU Bakakeng Campus with an expansion area of another hectare, the 40- hectare Baguio Highlands, an upscale country-themed subdivision complete with amenities and the 30 hectare mid-cost Montana Ridge subdivision that will feature the Mediterranean architectural theme since it overlooks the lowlands and the sea from the Metro Baguio mountain ridges along Marcos Highway. All these projects are in Metro Baguio. Baguio Highlands and the Montana Ridge are touted to be the biggest masterplanned subdivision developments in Metro Baguio.
The Courtyards is the first masterplanned garden condominium development in Baguio with an American country home inspired architecture and country club- class amenities. The project sits on a two-hectare property nestled by Aurora Hill and Leonila Hill in Northern Baguio. Construction is now on full swing.
In an article at the Philippine Daily Inquirer Business page on January 2009, It described Goshen Land as a “homegrown real estate company that is sensitive enough to incorporate the “old Baguio charm” in its condominium project.” The article further states that what Goshen Land Capital is doing is to instill Baguio pride in terms of masterplanned developments.
According to two leading local papers in Baguio, Sunstar and Baguio Midland Courier, Goshen land Capital is only one among four local developers out of 98 identified developers in that area that was given permit by the HLURB.
Goshen Land Capital started out as TBF Realty, a SEC- registered homegrown real estate company that developed simple subdivisions within and around the Metro Baguio area since 2004. To date, it already has issued and delivered individual land titles to its clients who have paid their dues in full. This could be verified with the Register of Deeds.
Its buyers in its first simple subdivision it Km 4 La Trinidad Metro Baguio have all received their lot titles. Since 2004, it has opened nine (9) subdivisions until it merged with Goshen Land capital Inc. in 2007. Hence, both are now called Goshen Land Capital Incorporated or Goshen Land Capital for brevity.
In all of its nine subdivisions, Goshen Land Capital then called TBF Realty sold these lots with zero percent interest and five years to pay. These compassionate terms of payment stems from the fact that Goshen Land Capital President Atty. Alexander Bangsoy knows too well the difficulty of ordinary Filipinos owning clean titled, affordable real estate property. His childhood experience of his family being thrown out of their rented apartment by a mean landlady inspired him to become a lawyer at the Ateneo Law School. This enabled him to help people and make possible for them to have a house and lot they could securely call their own, secure from fears of ejection and intimidation.
After the merger, Goshen Land Capital shored up P200-million in assets. The merger internally strengthened and professionalized the company. This propelled the company to open two more masterplanned projects, namely, The Courtyards and Summerfields.
The 4.7 hectare Summerfields is the first masterplanned subdivision community in Metro Baguio with a San Francisco-inspired architectural theme complete with amenities. It has an expansion area of about 10 more hectares.
In 2009, Goshen Land Capital Inc. plans to open three more masterplanned projects. These are the 1.2 hectare North Cambridge Lifestyle Condominiums beside SLU Bakakeng Campus with an expansion area of another hectare, the 40- hectare Baguio Highlands, an upscale country-themed subdivision complete with amenities and the 30 hectare mid-cost Montana Ridge subdivision that will feature the Mediterranean architectural theme since it overlooks the lowlands and the sea from the Metro Baguio mountain ridges along Marcos Highway. All these projects are in Metro Baguio. Baguio Highlands and the Montana Ridge are touted to be the biggest masterplanned subdivision developments in Metro Baguio.
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