Manutenção Predial e Avaliação Imobiliária
Autor | Tito Lívio Ferreira Gomide |
Ocupação do Autor | Perito do Gabinete Gomide e professor de pós-graduação de Engenharia Legal |
Páginas | 99-106 |
Page 99
A avaliação imobiliária é a determinação do valor total do imóvel (vti) com base nos seus valores intrínsecos (vii) e extrínsecos (vie), sendo os primeiros aqueles relativos às características próprias do imóvel e os segundos decorrentes do mercado.
O valor extrínseco do imóvel depende do conjunto amostral de seus similares, predominantemente em função de seu mercado local e mercado global. Quanto ao valor intrínseco do imóvel destacam-se as qualidades arquitetônicas e construtivas (qac) e de sua gestão de manutenção predial (gmp).
A composição do valor intrínseco e extrínseco do imóvel determina o valor imobiliário final. Essa composição varia de percentual em decorrência, principalmente, em função do valor extrínseco, devido aos significativos pesos do mercado imobiliário local (mil) e mercado econômico global (meg), que sofrem muitas variações e contam muito no valor total do imóvel.
Page 100
Assim sendo, pode-se considerar o valor imobiliário da seguinte forma:
Por seu turno, a boa gestão de manutenção predial é aquela que considera o investimento necessário para se obter os benefícios decorrentes da preservação, operação e confiabilidade do imóvel.
Deve-se esclarecer que a confiabilidade da manutenção é a probabilidade do prédio desempenhar suas funções de maneira adequada em circunstâncias espe-
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cíficas por determinado período de tempo. No presente caso, deve-se considerar a função manutenção como uma daquelas que também requer bom desempenho no tocante ao valor.
A variação do valor imobiliário intrínseco (vii) é diretamente proporcional à qualidade da edificação e gestão da manutenção predial, pois a progressão ou regressão desse valor depende da boa ou má qualidade da edificação e de sua manutenção.
Assim sendo, transpondo-se as equações do valor imobiliário intrínseco (vii) e da gestão da manutenção predial (gmp), na correlação de ambos ao longo do tempo, pode-se apresentar os seguintes cenários:
Page 102
A adequabilidade na gestão da manutenção predial redunda no equilíbrio entre o grau de investimento da manutenção predial e sua confiabilidade, inclusive do bom...
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