Supplementary note: asset prices change with time, and different appraisal base dates will produce different appraisal results. Asset appraisal serves a specific economic behavior, and the selected benchmark date should be conducive to the effective service of appraisal results for appraisal purposes, so as to avoid unnecessary losses to the parties due to improper selection of benchmark date. Therefore, when to choose as the evaluation benchmark date depends on the specific evaluation purpose. Generally speaking, the market situation and price standard on the base date are always adopted in the evaluation, but the state of assets is not always the state on the base date, which is also determined by the evaluation purpose. Therefore, in actual operation, the base date of evaluation and the corresponding assets should be reasonably determined according to the evaluation purpose, so as to correctly reflect the evaluation value corresponding to the evaluation purpose. When selecting the benchmark date for evaluation and determining the asset status, there are usually the following situations due to different evaluation purposes:
1. When the appraisal purpose is economic conditions such as asset transfer, investment, reorganization, liquidation and economic evaluation, the benchmark date of appraisal is generally selected, that is, the date when the appraisal purpose is realized, or not more than one year. The assets and market conditions on which the appraisal is based are the benchmark date, which is quite common in the appraisal.
2. When the appraisal is conducted again to solve legal disputes or arbitrate the appraisal results of other appraisal institutions, the appraisal base date is generally a certain point in the past, and the assets and market conditions to be appraised are also the conditions of the appraisal base date (in the past). For example, in joint venture disputes, it is often necessary to determine the value of assets invested by both parties to the joint venture in order to calculate the investment ratio. At this time, the evaluation benchmark date is usually the signing date of the joint venture contract.
3. When the purpose of appraisal is to determine the value of assets in the past state, the benchmark date of appraisal is generally selected as a certain time point. At this time, the state of assets is the situation of the past and the market. In this case, the purpose of assessment is to assess the amount of fire losses.
4. When the purpose of evaluation is to determine the value of the assets to be evaluated in the future, such as the evaluation of futures, the base date of evaluation is, the market situation is, and the asset status is in the future. With the increasing popularity of real estate pre-sale, there will be more and more evaluation items in this case.
5. When the purpose of evaluation is to determine the market value of an asset (which may be spot, construction in progress, or even just planning and design) at a certain point in the future, the base date, asset status and market situation are all in the future, and the economic situation of this situation generally includes asset value prediction, project evaluation, feasibility study and investment decision.
Theoretically, the evaluation for the purpose of mortgage loan also belongs to this category, and the evaluation value of mortgaged property should be the realized value of mortgaged property on the future debt maturity date, that is, the expected value of mortgaged property. It can be seen from the above situation that the market situation involved in asset appraisal in each case is the market situation on the benchmark date, and the laws, regulations and price standards adopted in the appraisal are effective on the benchmark date, and the state of assets may depend on different appraisal purposes.
After accepting the entrusted appraisal task of the client, the statutory asset appraisal institution determines the fair value of the entrusted appraisal object on a certain day. The value of the appraised object at the time point determined by the appraisal, that is, the benchmark date, is accurate to a certain day of a certain year.
The value of assets will change with the change of market conditions. In order to make the asset appraisal operational, and at the same time ensure that the asset appraisal results can be tested by the market. When evaluating assets, it must be assumed that the market conditions are fixed at a certain point in time, which is the benchmark date, or appraisal date, and provides a time benchmark for asset appraisal. The appraisal time principle of asset appraisal requires that asset appraisal must have an appraisal base date, and the appraisal value is the asset value on the appraisal base date.