這個(gè)項目是在早期城市大規劃的時(shí)候受理的一個(gè)征收評估項目中，涉及的苗木價(jià)值評估項目。

　　This project was accepted during the early stage of urban planning as a collection and evaluation project, involving the assessment of the value of seedlings.

　　一、前言

　　1. Preface

　　Part.1

　　Part.1

　　在城市化進(jìn)程發(fā)展中，難免受到城市空間布局的優(yōu)化與產(chǎn)業(yè)升級，而出現的各種征收拆遷案例。在執行這個(gè)項目的時(shí)候，也看了不少苗木評估的文獻，發(fā)現一個(gè)事實(shí)：不同地區甚至同一地區不同項目對于苗木種類(lèi)、規格、生長(cháng)狀況等評估因素的界定和量化缺乏規范，導致評估結果出現較大的差異。所以怎么避免出現上述情況或者我們所做的結果能讓各方能接受呢，分享如下。

　　In the process of urbanization, it is inevitable to encounter various cases of expropriation and demolition due to the optimization of urban spatial layout and industrial upgrading. During the execution of this project, I also read a lot of literature on seedling evaluation and found a fact: there is a lack of standardization in defining and quantifying evaluation factors such as seedling types, specifications, and growth conditions in different regions and even within the same region for different projects, resulting in significant differences in evaluation results. So how can we avoid the above situation or ensure that our results are acceptable to all parties? Here is a sharing.

　　二、評估重點(diǎn)工作之評估對象與范圍的確定Part.2在業(yè)務(wù)洽談之后，應該把苗木評估工作的首要任務(wù)明確為如何確定評估對象與范圍。

　　2、 After business negotiations, the primary task of seedling evaluation work should be clearly defined as how to determine the evaluation object and scope.

　　1、評估人員對評估對象的基本情況進(jìn)行詳盡了解：

　　1. The evaluators have a detailed understanding of the basic situation of the evaluated object:

　?。?）對象基本信息：苗圃概況： 面積、地形、土壤條件、基礎設施。畝木狀況： 苗木種類(lèi)、數量、規格（胸徑/地徑/冠幅/高度）、種植密度、生長(cháng)狀況、市場(chǎng)定位。

　　(1) Basic information of the object: Nursery overview: area, terrain, soil conditions, infrastructure. Mu Mu Mu condition: seedling type, quantity, specifications (breast height diameter/ground diameter/crown width/height), planting density, growth status, market positioning.

　?。?）權屬信息核實(shí)：?

　　(2) Verification of ownership information:?

　　土地權屬： 土地所有權證、租賃協(xié)議，確認用地合法性。?

　　Land ownership: land ownership certificate, lease agreement, confirming the legality of land use.?

　　苗木權屬： 確認苗木是否為當前經(jīng)營(yíng)者所有，有無(wú)權屬糾紛。

　　Ownership of seedlings: Confirm whether the seedlings belong to the current operator and whether there is any dispute over ownership.

　　2、通與確認征收范圍將評估對象與項目的征收紅線(xiàn)進(jìn)行精確匹配

　　2. Accurately match the assessed object with the project's expropriation red line by confirming the scope of expropriation through communication

　?。?）評估資料獲?。?/p>

　　(1) Assessment data acquisition:

　　? 獲取項目最終確定的征收范圍紅線(xiàn)圖（法律和技術(shù)依據）。明確征收的具體目的、時(shí)間要求和補償原則（經(jīng)濟行為依據）

　　Obtain the final red line map of the expropriation scope determined by the project (legal and technical basis). Clarify the specific purpose, time requirements, and compensation principles of expropriation (based on economic behavior)

　?。?）評估實(shí)地勘界：

　　(2) Assess on-site demarcation:

　　必須組織三方（評估方、征收部門(mén)、被征收人）共同進(jìn)行現場(chǎng)指界，并確認苗木數量。利用各類(lèi)GPS、測繪圖紙等工具，將圖紙上的紅線(xiàn)范圍在現場(chǎng)實(shí)地標記出來(lái)，確保無(wú)誤。拍攝現場(chǎng)照片和視頻，記錄勘界過(guò)程，作為重要的工作底稿和證據。

　　It is necessary to organize three parties (the evaluator, the collection department, and the expropriated person) to jointly conduct on-site demarcation and confirm the quantity of seedlings. Using various GPS, surveying and mapping tools, mark the red line range on the drawing on site to ensure accuracy. Take on-site photos and videos, record the demarcation process, as important working papers and evidence.

　　3、精準確定估價(jià)范圍：

　　3. Accurately determine the valuation range:

　　基于征收范圍，確定需要評估的資產(chǎn)明細“范圍內”與“范圍外”的精確劃分：

　　Based on the scope of expropriation, determine the precise division of assets that need to be evaluated into "within scope" and "outside scope":

　　明確苗木位于征收紅線(xiàn)之內，才屬于本次評估補償的對象。同樣重要的是確認哪些苗木在紅線(xiàn)之外，該部分是不予評估的，避免糾紛。

　　Only when the seedlings are located within the red line of expropriation, are they eligible for compensation in this evaluation. Equally important is to confirm which seedlings are outside the red line, which will not be evaluated to avoid disputes.

　　三、案例分享：某公司因土地征收涉及的苗木價(jià)值評估

　　3、 Case Study: Valuation of Nursery Trees Involved in Land Acquisition for a Certain Company

　　Part.3

　　Part.3

　　一、評估范圍

　　1、 Scope of evaluation

　　二、評估目的：確定范圍內苗木的市場(chǎng)價(jià)值（對苗木市場(chǎng)價(jià)格補償）。在征收過(guò)程中，因為要求直接征收苗圃基地或者紅線(xiàn)范圍內的苗木，評估僅計算苗木現狀價(jià)格（即苗木市場(chǎng)價(jià)格），而不計算拆遷時(shí)產(chǎn)生的苗木挖掘費、包裝費、運輸費、裝車(chē)人力費等?？紤]是因為征地完成后，苗木產(chǎn)權便轉移至征收拆遷方，此后所產(chǎn)生的一切費用均由征收拆遷方自行承擔。

　　2、 Purpose of evaluation: To determine the market value of seedlings within the scope (compensation for seedling market prices). In the process of expropriation, due to the requirement to directly expropriate nursery bases or seedlings within the red line range, the evaluation only calculates the current price of seedlings (i.e. the market price of seedlings), and does not include the costs of seedling excavation, packaging, transportation, loading labor, etc. incurred during demolition. The reason is that after the land acquisition is completed, the ownership of the seedlings will be transferred to the expropriation and demolition party, and all expenses incurred thereafter will be borne by the expropriation and demolition party themselves.

　　三、評估方法

　　3、 Evaluation method

　　-苗木市場(chǎng)價(jià)格評估應該在符合相關(guān)法律法規以及房屋征收補償方案的前提下，若將價(jià)格定義為苗木的市場(chǎng)價(jià)格，評估人員需對各苗木展開(kāi)市場(chǎng)調查。評估方法通常采用市場(chǎng)法，方法是先搜集同類(lèi)型苗木的交易案例，再經(jīng)各項因素修正后得出苗木市場(chǎng)價(jià)格。案例：大木棉，胸徑40-50cm,樹(shù)高7米。經(jīng)確認木棉樹(shù)真實(shí)名稱(chēng)和種類(lèi)是大腹木棉（有原始購置合同，并經(jīng)實(shí)物比對確定）。經(jīng)市場(chǎng)查詢(xún)，胸徑40-50cm,樹(shù)高7米的大腹木棉，本地畝木市場(chǎng)報價(jià)為：A原地銷(xiāo)售報價(jià)為7000元/棵，不含稅B原地銷(xiāo)售報價(jià)為6800元/棵，不含稅C原地銷(xiāo)售報價(jià)為7200元/棵，不含稅比較因素的選擇（過(guò)程略）。比較因素修正及比較法結果（過(guò)程略）大木棉修正后比準價(jià)格為7000元/棵，則大木棉評估值=5×7000=35000元。同理參照上述方法可得出其他苗木評估結果。

　　-The market price evaluation of seedlings should be based on compliance with relevant laws and regulations as well as compensation plans for housing expropriation. If the price is defined as the market price of seedlings, evaluators need to conduct market research on each seedling. The evaluation method usually adopts the market approach, which first collects transaction cases of the same type of seedlings, and then calculates the market price of seedlings after various factors are adjusted. Case: Cotton tree with a diameter at breast height of 40-50cm and a height of 7 meters. It has been confirmed that the true name and type of the cotton tree is the big belly cotton tree (with the original purchase contract and confirmed through physical comparison). According to market research, the local market price for the large belly cotton tree with a breast height diameter of 40-50cm and a height of 7 meters is: A on-site sales price of 7000 yuan/tree, excluding tax B on-site sales price of 6800 yuan/tree, excluding tax C on-site sales price of 7200 yuan/tree, excluding tax comparison factors (process omitted). Comparison factor correction and comparison method result (process omitted): After correction, the benchmark price of the cotton tree is 7000 yuan/tree, so the evaluation value of the cotton tree is 5000 yuan=5 × 7000. Similarly, other seedling evaluation results can be obtained by referring to the above method.

　　四、項目分享總結

　　4、 Project Sharing Summary

　　Part.4

　　Part.4

　　一、現場(chǎng)核實(shí)階段-需要特別強調

　　1、 On site verification stage - special emphasis is needed

　　1、范圍須經(jīng)評估與當事方、征收主辦方三方共同確認。絕不能僅憑單方說(shuō)法或圖紙就確定范圍，現場(chǎng)聯(lián)合勘界是避免后續爭議最有效的環(huán)節。

　　1. The scope must be evaluated and confirmed jointly by the parties involved and the expropriation organizer. The scope cannot be determined solely based on unilateral statements or drawings, and on-site joint demarcation is the most effective way to avoid subsequent disputes.

　　2、現場(chǎng)工作底稿的完整性：整個(gè)過(guò)程中的溝通記錄、現場(chǎng)照片、視頻、簽字文件等都需要完整保存，形成評估工作底稿。

　　2. Integrity of on-site working papers: Communication records, on-site photos, videos, signed documents, etc. throughout the entire process need to be fully preserved to form an evaluation working paper.

　　3、明確評估目的：所有工作都服務(wù)于本次評估目的——為房屋征收提供合理的補償價(jià)值參考；只有明確目的才能作出后續評估方法（成本法、市場(chǎng)法、收益法）的應用條件說(shuō)明。

　　3. Clear evaluation purpose: All work serves the purpose of this evaluation - to provide reasonable compensation value reference for housing expropriation; Only with a clear purpose can the application conditions of subsequent evaluation methods (cost method, market method, income method) be explained.

　　二、評估估算階段

　　2、 Evaluation and estimation stage

　　在采用市場(chǎng)法評估過(guò)程中，在搜集同類(lèi)型交易案例時(shí)，評估人員要盡可能全面地獲取信息?？梢酝ㄟ^(guò)苗木交易市場(chǎng)、苗圃基地、園林工程公司或者當地工程造價(jià)信息等渠道進(jìn)行搜集價(jià)格資料。

　　In the process of using the market approach for evaluation, evaluators should gather as comprehensive information as possible when collecting cases of similar transactions. Price information can be collected through channels such as seedling trading markets, nursery bases, landscaping engineering companies, or local engineering cost information.

　　同時(shí)，要確保所搜集選取的案例具有可比性，包括交易時(shí)間、交易地點(diǎn)、交易方式等方面。

　　At the same time, it is necessary to ensure comparability of the collected and selected cases, including transaction time, transaction location, transaction method, and other aspects.

　　評估人員要根據不同的影響因素，對搜集到的案例價(jià)格進(jìn)行調整，是得出準確苗木市場(chǎng)價(jià)格的關(guān)鍵環(huán)節，經(jīng)過(guò)上述各項因素的分析確定后，才能得出符合實(shí)際情況的苗木市場(chǎng)價(jià)格，方能為征收補償提供合理的依據。

　　Evaluators need to adjust the prices of collected cases based on different influencing factors, which is a key step in obtaining accurate market prices for seedlings. Only after analyzing and determining the above factors can the actual market prices for seedlings be obtained, providing a reasonable basis for expropriation compensation.

　　提醒各位同行：征收拆遷評估應當關(guān)注法律法規的規定，實(shí)務(wù)操作中具備一定難度，故在評估過(guò)程中，可以通過(guò)專(zhuān)家意見(jiàn)、訪(fǎng)談等方法，逐步完善和優(yōu)化算法，盡量減少不必要的爭議。

　　Reminder to colleagues: The assessment of expropriation and demolition should pay attention to the provisions of laws and regulations. Practical operation may be difficult, so in the assessment process, expert opinions, interviews and other methods can be used to gradually improve and optimize the algorithm, and minimize unnecessary disputes.

　　本文由 林木資產(chǎn)價(jià)格評估  友情奉獻.更多有關(guān)的知識請點(diǎn)擊  http://www.dmyv.cn/   真誠的態(tài)度.為您提供為全面的服務(wù).更多有關(guān)的知識我們將會(huì )陸續向大家奉獻.敬請期待.

　　This article is dedicated to the evaluation of forest asset prices For more related knowledge, please click http://www.dmyv.cn/ Sincere attitude To provide you with comprehensive services We will gradually contribute more relevant knowledge to everyone Coming soon.