銀行不動產鑑價暨擔保品評估結合耐震及結構安全性之探討~以U銀行不動產為例

摘要本文以「銀行業」實務應用立場撰寫，依據内政部建築研究所（民國88年12月）「鋼筋混凝土建築物耐震能力評估法及推廣」中之初步評估法為基礎，彙整相關影響耐震能力因素後，擬定簡便適宜銀行業使用的「建物耐震性能評估表」，並結合google經緯度查詢系統及經濟部中央地質調查所之「臺灣活動斷層GIS線上查詢系統」。透過此表的加入，可簡易評估既有建築物的耐震能力，使銀行不動產估價不再只由「房屋市值」決定能否承做，而是由「房屋市值」及「擔保品耐震性能」共同評定為之。房屋估價是主觀的，以目前國內不動產估價一般採用「買賣實務比較法」進行評估，可見房屋市值是比較得來，是有合理範圍可尋的，所以「建物耐震性能評估表」要能妥善運用於不動產鑑估報告書上，勢必要以不影響估值的方式為之，本文研議將評定結果直接反應於放款成數上，以達兩全其美。本研究以「U銀行不動產估價」為例，藉由實際案例操作，進而了解套用狀況，經由適當調整、修改，以獲致實用性高的「建物耐震性能評估表」。

關鍵字

建物耐震性能評估；銀行不動產估價； GIS線上查詢系統

並列摘要

Abstract Based on the report of ‘The Assessment and Application of Seismic Resisting Ability for Reinforce Concrete Building’ from Architecture and Building Research Institute, Ministry of the Interior (Dec.1999), a preliminary seismic evaluation method is reviewed and modified based on the bank’s point of view. Moreover, ‘Google Earth, and Geographic Information System’ of Central Geological Survey is applied in this essay. A new table, which is much easy to follow and understand the seismic ability of a building, is renewed. So that a real estate of bank can do not only be decided by market capitalization of the housing but also by seismic ability of the building. It is common to use ‘Sales Comparison Approach’ to appraise houses in Taiwan. Since the market capitalization of the housing can be compared and be tracked, it is important to wisely use ‘Preliminary Seismic Evaluation Method’ for buildings on the real estate assessment report and not to affect its appraisal. This essay plans to use the result of evaluation on Loan-to-Value and to get the best way. The study takes some real estate assessment of Bank U for examples and achieves the practical though a modification in real cases.