Practice Notes

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Approved for Publication 02/04/2004

PUBLIC BUILDINGS COMMITTEE

Practice Note 15

REVALUATION 2005

Valuation of Public Conveniences

1.0 INTRODUCTION

This practice note deals with the valuation of public conveniences provided for use by the general public and operated and maintained mainly by Local Authorities.

2.0 BASIS OF VALUATION

Subjects covered by this practice note are valued on the contractor's basis.

Reference should be made to Basic Principles Practice Note 2 (Contractor's Basis Valuations) and to Public Buildings Practice Note 4 (Contractor's Basis Valuations External Works Costs, Allowances and Land Value) for methodology and adjustments.

3.0 CONVENTIONAL PUBLIC CONVENIENCES

Conventional public conveniences have been categorised into the following groups:

3.1 Superior

With the following characteristics:

External walls of superior facing brick or stone
Tiled, slated or flat concrete roof
Full tiling
Concrete floor with terrazzo or tile
Hot and cold water
High density electric lighting
Concealed plumbing etc
Heating
Generally finished to a high standard possibly incorporating an attendant's room

3.2 Average

Most common type of modern/semi-modern public convenience found in both urban and rural situations; generally of good quality but not finished to the same high standard as the superior category.

External walls of brickwork or blockwork, with or without rendering
Tiled, slated or flat concrete roof
Internal walls generally painted plaster, possibly with some tiling
Concrete tiled floor
Hot and cold water
Good electric lighting
Some heating may be present

3.3 Basic

Most common type of older public convenience found in both urban and rural situations.

External walls of rendered blockwork
Flat roof (generally)
Concrete floor
Cold water
Inferior electric lighting

3.4 Portaloos

Industrialised buildings normally constructed of glass reinforced plastic for use on building sites or opencast sites or as temporary accommodation in urban locations; drainage to septic tank or mains connection.

4.0 VALUATION OF CONVENTIONAL PUBLIC CONVENIENCES

The rates shown below are applied to gross external areas and are for buildings only. No interpolation of the rates should be made.

CATEGORY	AREA M²	COST PER M² (£)
1. Superior	0- 59	£1,750
	60 - 99	£1,625
	100 and over	£1,475

2. Average	0- 59	£1,625
	60 - 99	£1,475
	100 and over	£1,350

3. Basic	0- 59	£1,325
	60 - 99	£1,225
	100 and over	£1,100

4. Portaloos (Mains)	15	£1,000
	22	£800

4.2 Where there is insufficient detail to accurately cost external works in accordance with Public Buildings Committee Practice Note 4, an addition of 10% should be made where connected to mains drainage and 15% where connected to a septic tank or cesspit.

4.3 The rates at 4.1 incorporate adjustment for contract size. Accordingly, no further adjustment is required for this item.

4.4 An addition for professional fees should be made to all costs including external works in accordance with Section 7 of Basic Principles Practice Note 2.

4.5 Age, condition and obsolescence allowances should be applied in accordance with the table shown in Basic Principles Committee Practice Note 2 and Public Buildings Committee Practice Note 4.

5.0 LAND

5.1 Land value should be added at the appropriate rate based on local evidence. In the absence of local evidence, an addition of 5% should be made to the adjusted replacement cost.

6.0 DECAPITALISATION RATE

6.1 The appropriate statutory decapitalisation rate should be used.

7.0 AUTOMATIC PUBLIC CONVENIENCES

Also known as "Superloos"; single person toilet; factory made for location in any situation.

7.1 Standard Unit

Construction is of vertically ribbed pre-cast concrete with a flat sandwich roof; tilting concrete floor; internal walls and ceiling of graffiti-proof lacquer finish; electric lighting, hot and cold water, telephone, piped music; heating.

The rateable elements of these subjects are valued by applying the appropriate decapitalisation rate to an Estimated Replacement Cost of £29,600.

This figure includes external works and land value.

7.2 6m² Unit

Similar construction to 7.1 above but larger to accommodate wheelchairs; baby changing area with nappy disposal unit; automatically cleansed and warm air-dried.

The rateable elements of these subjects are valued by applying the appropriate decapitalisation rate to an Estimated Replacement Cost of £71,100.

This figure includes external works and land value.

N.B.

No obsolescence allowance should be made in the valuation of automatic public conveniences.

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