The purpose of the real estate Property Valuations expertise is to determine the value of goods and rights after analyzing all the related documents. However, to evaluate a building, the expert must study and set several criteria. In France, there are many Property Valuations surfaces that we will detail and analyze by showing what their common points are and how they interact.
The Surface Hors Oeuvre Gross (SHOB) is governed by a regulatory text since it is defined quite simply by the first paragraph of article R112-2 of the Town Planning Code, article in force until March 1, 2012. The gross floor area of a construction is the sum of the floor Property Valuations areas of each level of the construction”. The SHOB takes into account all walls (exterior and interior, load-bearing or simple partitions) and all exterior extensions such as as balconies, loggias, passageways.
The following elements constitute SHOB, in accordance with article R. 112-2 (in its version in force until March 1, 2012):
- “the common ground floors and floors (including those of constructions not enclosed by walls such as sheds for example)”;
- “all intermediate levels such as mezzanine and galleries”;
- “attics and basements, convertible or not”;
- “terrace roofs, accessible or not”.
On the other hand, the following elements are not constituent of SHOB:
- “constructions that do not form a floor such as pylons, pipelines and certain storage structures (tanks, silos) as well as canopies that only constitute roof overhangs in front of a bay or a facade;
- “uncovered terraces on one level with the ground floor”;
- “moulding elements such as parapets, bands, cornices or awnings”;
- “all the voids, which by definition do not constitute a floor surface, and in particular those caused by the openings of stairs, elevators, or freight elevators”;
- “stair steps (except for the lower level used as a right-of-way for the stairs), elevator cabins and access ramps”.
Until now, the SHOB was mainly used to determine which works should be subject to a building permit, a prior declaration or no authorization. Wikipedia It is also used to calculate the Net Surface Area (SHON) and establish ratios between these two surfaces in order to know the extent of the constructions.
The criteria for allocating premises presupposes not taking into account premises which, by their nature, cannot be converted for living or for other activities. This concerns technical rooms, located in the Property Valuations attic or in the basement, and which are exclusively assigned to the technical operation of the building, such as boiler rooms or elevator machinery.
However, only the areas actually planned for these facilities are deductible. Individual cellars having no other access to the outside than the air intakes necessary for the Property Valuations ventilation of the room (blind cellar) do not constitute SHON. However, the premises in which any activity can be carried out such as laundries, cellars, games room, dryers, changing rooms, etc. are considered suitable for conversion.