About two dozen Greater Cincinnati hospitals and nursing homes will be getting their electricity from a source other than Cinergy Corp. beginning Jan. 1. The group of area hospitals has signed a four-month contract with Allegheny Energy Supply Co., an independent power supplier and unit of Allegheny Energy Inc., the holding company for a utility that operates in a small part of Ohio and parts of Pennsylvania, West Virginia and Maryland.
The health care groups moved to take advantage of electric deregulation in Ohio, which begins Jan. 1. Get expert property valuers to prepare property appraisal report and get estimate amount of your real estate property. Included in the group are Mercy Health Partners, which has five hospitals and three long-term care facilities, Tri- Health, which includes Good Samaritan, Bethesda North and Bethesda Oak, Deaconess and Middletown Regional.
They estimate they will save about $400,000 on electric costs during the four months buying from Allegheny rather than from Cinergy's Cincinnati Gas & Electric Co., said Amy Ewing, director of shared services at the Greater Cincinnati Health Council. At the end of the four months, the group's members can return to CG&E, stay with Allegheny or select a different supplier.
By moving now, the hospitals will benefit from the maximum ''shopping credit,'' an incentive included in the deregulation law designed to get at least 20 percent of the customers of the state's five investor-owned utilities to switch to other suppliers. ''We wanted to be proactive and access the maximum shopping credit for the first 20 percent in the door,'' Ms. Ewing said. In Cleveland, hospitals and other health care facilities were too late to take advantage of the incentives offered by First Energy to get customers to switch suppliers, she said.
Not all members of the Health Council participated in the market research or letting the contract for a new supplier, Ms. Ewing said. Some, such as Children's Hospital Medical Center and Drake Center, have special rate plans that Ohio regulators have extended beyond Jan. 1 that are more beneficial than could be obtained by seeking out another supplier, she said. Hospitals in Kentucky aren't covered by the law.The Health Council has been working on its response to electric deregulation for more than a year, officials said. Residential and business customers will be able select their own electric suppliers as of Jan. 1. Among the choices is to remain with their current utility. The anticipated change in leadership at GE Aircraft Engines became official Tuesday as Dav id L. Calhoun was named the new CEO, replacing W. James McNerney, who was tapped Tuesday as the new chief at Minnesota, Mini ng & Manufacturing Co.
Nearly everyone who spoke at the hearing agreed that school officials need to step up lobbying efforts to change the school funding formula, or file suit. Touted as a way to equalize per-pupil expenditures thoroughout the state, the school funding formula decreases the amount of money that school districts receive from the state when property valuation increases in those school districts.
Fort Thomas school officials said they have spoken with representatives of school districts in similar straits who like the idea of joining forces to change the funding formula, but fear they can't afford the fight.
State Sen. Katie Stine and state Rep. Joseph Fischer, both of Fort Thomas, have tried to get lawmakers to change the funding formula. But so far, the local legislators have been unsuccessful because so many school districts are pleased with their funding. Highly expert and well known property conveyancers are preparing perfect property conveyancing report for real estate investors. Theresa Reekers feared that community support for the local property tax hike will actually jeopardize the district's fight for more state funds. "The state will look at this and laugh and say, "The community is going to back this school board up. But resident Karen Allen isn't worried about that. "I'm all for attacking the state,'' she said, drawing applause.”I'm ready to fight.''
The City of Fort Thomas and the Fort Thomas Board of Education have decided to jointly manage and operate the newly resurfaced football field at Highlands High School. Fort Thomas City Council have approved a 10-year joint operating agreement with the school board, said City Administrator Jeff Earlywine. Fort Thomas School Superintendent Larry Stinson said the board would vote on Monday to seek approval from the state Attorney General and the state Commissioner of Education to sign the agreement with the city.
The city and board decided earlier this week to form the agreement because the new $260,000 artificial surface recently installed in the school's football stadium will serve not only the high school, but community programs as well, Earlywine said. "If we both are going to benefit, we both needed to make a contribution to make sure that things run efficiently," he said.
The agreement says that besides the field being used for Highlands High School football games and practices, gym classes and band practices, it also will be available for use by the city recreation leagues and the general public for camps, clinics, practices, tournaments, special events and other activities.
Members of the Coalition said they were engaged in non-violent protests when someone threw beer on Ms. Mayes and assaulted other protesters. They claim police officers stood by "and in instances encouraged hostile white citizens to attack members of the (coalition)." The coalition said it planned to file a complaint with Cincinnati police today and "demand an explanation of why police did not enforce the law."
WASHINGTON — Once a week, Republican congressional candidate Geoff Davis reaches out to roughly 1,000 of his supporters and lets them know what he has been up to on the campaign trail. He does it with the click of a mouse. Politicians still go on the radio and TV when they want their message to reach a large bloc of voters. But when they're looking for a quick and cheap way to communicate, they go online. Cyber-politicking is the hottest new thing on the campaign trail this year.
"This is the grass-roots campaigning of the 21st century,'' said political consultant Marc Wilson, who's running Davis' campaign against Democratic Congressman Ken Lucas of Richwood. Solicitors or conveyancers helping in conveyancing process and doing settlement inspections. "On Thursday last week, Geoff had the opportunity to meet with President Bush in Louisville,'' began a recent issue of the Davis campaign's weekly e-mail bulletin. "As we enter the last eight weeks of the campaign, we need everyone to get involved,'' another entry noted. "There are a number of things you can do to help.''
John McCain pioneered the use of e-mail as a campaign tool during the 2000 presidential race. George W. Bush used the same approach to get a jump on Al Gore later that year. But this year, cyber-politics has gone local. Candidates for every office from Congress to the county courthouse to city hall are compiling e-lists and bombarding voters with regular e-mail updates on their campaigns.
"This is principally a tool to communicate with our supporters and potential supporters,'' said Democrat Patrick Hughes, who's running for Kenton County judge-executive. Some of the e-mail bulletins that Hughes sends out concern general campaign matters while others deal with specific issues.
"It's more cost-effective,'' Hughes said. "You don't have to invest as heavily in stationery and mailing costs. The reason I wanted to do it is so many people in our community do rely on technology for communications, and it makes it easier. When I can allow a voter to learn about me in a convenient way, that is going to serve the community better and it's going to serve the constituent better.''
Deer hunting is not just a sport. It's a means of protecting crops from the foragers and preventing traffic wrecks involving the animals, he said. "One thing we're really pushing as an agency this year is for people who take additional antlered deer to maybe donate them to Hunters For The Hungry,'' he said. Kentucky Hunters For The Hungry, which goes statewide this year for the first time, distributes venison donated by hunters to needy people. To donate or receive meat, contact the organization.
While some people have a problem with youth hunting, Kentucky requires youth to go through classes and to abide by a host of rules, including being in the presence of an adult. Studies consistently show hunting to be one of the safer sports around. A recent National Safety County report in Ohio, for example, showed that the rate of injury was highest for those who play football, basketball and soccer. Hunting ranked No. 15 in rate of injuries.
"You're more likely to get hurt playing football, and in some cases, playing Ping-Pong, than hunting,'' Minch said, referring to similar studies. Kentucky, which has more than 200,000 hunters a year in the woods, has averaged 10 to 12 hunting accidents a year over the last three years, Minch said. Some of those involve guns, others falling out of a tree stand.
But hunting accidents can also be severe. The state had two fatalities in 2001, four in 2000 and none in 1999 or so far in 2002. One of those in 2000 involved a 9-year-old killed in Carroll County when another boy tripped and his gun went off. Our real estate conveyancing melbourne services provide you online property conveyancing calculator to prepare online estimate of real estate properties. The L&N Bridge — whose rusted hulk was once Newport's largest eyesore — is tentatively scheduled to reopen as a pedestrian walkway April 25-26, about a month after the Cincinnati Reds start playing in Great American Ball Park.
But a lot of work is yet to be done, Southbank Partners President Wally Pagan said.Officials plan to better light the purple-painted bridge, order andinstall wrought iron safety handrails, install security cameras and emergency call-for-assistance boxes and finish determining how many people the bridge can hold at one time, Pagan said.
As low-tech, low-wage manufacturing jobs continue to flow overseas and out of the U.S. economy, Northern Kentucky educators and business leaders are focused on training new workers and retraining others at an expanded Gateway Community and Technical College.
Today and Thursday, 61 educators, business leaders and politicians, led by the Northern Kentucky Chamber of Commerce, will try to expand that job-training effort in Washington when they lobby congressional leaders and their staffs for $45 million to build new manufacturing, health sciences and homeland security facilities at Gateway. "There is so much potential at Gateway because we're the newest community and technical college in the state. We have around 3,000 students, but we know we have the potential for 10,000 students," said Gary Toebben, chamber president. "To facilitate that growth, we need some additional facilities.
"We continue to push on the state level and on the federal level for support so that we can train more young people and retrain people who might be laid off." Ed Hughes, Gateway president, said the $45 million would help finance a center for manufacturing competitiveness on the school's Boone County campus and a regional first responder/health sciences/emergency services training and education center in Edgewood.
"We know we're not going to be able to compete for the low-wage, non-skilled manufacturing jobs. That's all going overseas. But it's the higher-tech, higher-wage jobs we want to retain in this region," Hughes said of the Boone County campus expansion. In Edgewood, he said, "We need to develop the whole infrastructure for the first responder program. We're hopeful that we can attract some dollars to that issue." As for health care, Gateway wants to address a growing shortage of nurses, Hughes said.
Hughes also said that the property valuations services can also be used to assess the actual value of the manufacturing property. West Coast Valuers - Property valuers services can assist in manufacturing property valuations activities as the buyers need to know the actual property value that valuers can evaluate to make you access credit loans.
The school has grown 400 percent since 1997 to an enrollment of 3,000 students. But partisan wrangling between the Republican-controlled Senate and Democratic-controlled House kept the Kentucky General Assembly from passing a budget before it adjourned its 2004 session last April, leaving funding for the expansion in limbo. Gateway hopes to tap into multiple funds, including money President Bush said would be dedicated to community colleges, Department of Labor funds for manufacturing training, and Homeland Security funds for emergency response training. "We're going to meet with some people who have the president's ear," Hughes said, including Sens. Jim Bunning and Mitch McConnell of Kentucky; Kentucky Congressman Hal Rogers, R-Somerset, and Ohio Congressman John Boehner, R-West Chester.
Property valuation is the analysis of property transactions to determine comparable value. Valuers gather and evaluate a range of information to determine the market value of a property. A Property Valuator can make a deal or break a deal. It is a general notion that the value determined by any buyer for the house is actually too high then what it should be.
Assume now, that a buyer was to buy a home in the market today, and then the buyer would by it definitely if the particular property price of today was exactly something of the property it was worth and sold for a price determined some ten years ago. For example, the present house we are looking for is somewhere around $280,000 a ten years ago. It is now double the price. The same house is now costing some $560,000 at the peak of the market. In this case, hypothetically the ceiling price of the house would be $560,000 and the floor price is $280,000.
If you are valuator, or the seller one can pitch the buyer on the lines that the land value was somewhere less than the price of the value of the house a time of 10 years ago. This was less than the cost of the price it would take to build the house that time. If you were to buy the house at the property conveyancer sydney cost of that day added to the price of the land of that day, then would the buyer not buy?
Mostly, the buyer would say ‘Yes!’ and hence, a new hypothetical floor price of the property today will. A buyer has to be convinced that still the property is offered at not much less price in today’s times than it could be tomorrow. However, valuation is used for multiple purposes including setting limits for the sale and purchase of properties, determining compensation following the compulsory acquisition of property, setting rental levels, asset accounting and management, lending and associated financial dealings, property settlements, property rating and taxation systems, and property portfolio analysis.
However, the valuation is done; the valuator is to be accompanied by the seller for sure. But the sellers are also bound to have a fair idea about property valuation on hand before going for valuation in terms of:
Kind of inventory available in market
Similar properties that are tagged with prices
Desirability of the property and presentation
Holding or some accruing costs
Road access to the property
Size, shape and dimension of the property
Proximity to the nearest metro area (especially if it is a suburb)
What are the adjoining properties? (Are they: farms, forest land, cultivable, barren, water logged, slum areas, landfill site or are they nuclear waste dumps sites?)
However, the price valued is always not much payable and at finality what stands strong is what the buyer wants and sometimes time goes by finding the right buyer and the smart valuator is the one who can persuade an observer of your property into a prospective buyer of your house and make him buy.
When there is a need to value a home for various reasons, we often come across various opinion and thoughts from many of our friends, relatives, neighbors and colleagues. While some of them might be genuine and correct, there are quite a few such opinions which are nothing but opinions without any element of truth or fact attached to it. It is therefore important for us to be aware of the various myths and stay away from it. At the same time, we should also be aware of the facts and realities that are associated with property valuation.
Before moving further into the subject let us try and understand what land valuation is all about. It is nothing but a report issued by a certified, qualified and competent professional stating the fair market value of a property that is being either bought or sold. Though this report could be of help to both buyers and sellers, buyers in particular find it extremely useful from many points of view. It helps them to make up their mind whether the price quoted by the seller is correct or there is some room for renegotiation.
Further, there are many subjective elements in a valuers’ report which also could be very useful for the buyer. For example, a good valuation report will talk about the legal status of the property, give some insight into possible surprises like easements and other encumbrances and also talk about the infrastructure in the area where the property is located.
Now coming to the various myths associated with property valuation, the most common myth that we come across is that valuation is not obligatory and in many cases it is a waste of money. Nothing can be more away from the truth. Valuation report forms a very important part of document based on which conveyancing takes places and property taxes and stamp duty amounts are also calculated based on this report.
The next important myth is that gardens and backyards have only limited impact on the value of the property. This again is only half true. Today’s valuers in particular attach lot of importance to the quality of gardens and backyards and it could impact the value of homes by quite a few thousands of dollars. Quite often we come across the myth that bank valuations are always on the conservative and lower side. This again is a myth because valuations are not done by bank staffs but by qualified and certified valuers.
Before getting to understand the various ways and means by which one can ensure the right property valuation, it is important to know why valuation of properties is needed in the first place. The main purpose of property valuation is to let the stakeholders have a clear idea about the fair value of the real estate asset that they are planning to buy or sell. It is not a piece of information but a number of important processes and steps are taken based on this report. Hence, it would be wrong to suggest that property valuation is optional and also a waste of many as many of us often think it to be.
The success of your property value will depend on various factors such as the current state of the real estate market and also the type of real estate agent that one chooses. There is a need to assess each and every property accurately and also find out if it has some unique features that could contribute to its value. Since the sales proceeds that your property fetches is directly proportional to the market value fixed by the property appraiser, it is very important to ensure that is valued correctly and optimally without infringing on any law of the land.
While there is no doubt that the goal should be to get the highest value for the property in question, the basic things should be right in place to enable the valuer to fix the best possible rates for the same. The property should be located in a good place and its present condition should be good. Though the age of the land may not have much significance when it comes to the construction, age does matter. Further there are other important aspects like fixtures and fittings, the quality of the garden, backyard and other outdoor constructions, and last but not the least, the steps taken to make the property environment friendly. All these have an important and significant role to play.
The method of valuation that is being used by the valuers also could have a bearing on the value of the property. Though the onus is always left to the valuer the customers could do their bit to ensure that it reflects the right value. At the end of the day there is no doubt that the customer has much a role to play in ensuring the best value of the property as does the valuer.
What exactly are the reasons for valuing properties? Is it a necessity or an option that can exercised when needed? These are common question that we come across from many customers. First and foremost valuation is a must in only certain situations. For example when you are planning to buy or sell a real estate property you could need the services of professional valuers. Again if you have a factory, office, commercial property or even immovable assets such as stocks, shares and commodities you could need a valuer to find out the fair market value of the same. Hence there is no doubt that there is frequent need to hire these professionals thought they might be mandatory only when it comes to buying and selling of homes and other types of properties.
Now coming to the various points to be taken into account while valuing properties, here are a few points that could be helpful. First and foremost, there cannot be a straight jacket rule for valuing of properties. Though there could be some general guidelines the actual valuation method and type of valuation would depend on specific situations and needs. Hence, identifying the need of the customer is the most important factor when valuing a property.
Talking about general guidelines, here are a few that could be considered very uniform. Location is the biggest factor that contributes to the value of a property. Hence, valuers take location as the most important input while valuing a property. The better the location, the higher will be the fair market value of the property. The next point that needs to be taken into account is the age of the property. While the land will certainly continue to command higher value as years go by, the construction value would depend on its age. New properties will certainly command higher rates.
The next important factor that could impact the valuation is the size of the property. A bigger property will most certainly fetch a higher valuation. Apart from these general parameters there are other factors too that could impact the valuers report. The absence or presence of easements, covenants and other encumbrances will have a negative impact on the property. In the same light properties that are eco friendly and environmentally safe also might command higher rates. Last but not the least, the quality of gardens and backyards could also play a role in increasing the value of properties by a few thousand dollars.
There is little doubt that property valuation is one of the most important steps that one has to go through before the ownership of the same gets transferred from one entity to another. Valuation of property is just one of the many steps that are required to be carried out before transfer of ownerships. Hence it is quite common for customers to take the help of professionals when it comes to going through these various processes. The complexity and difficulties involved makes it virtually impossible for customers to try and do it on their own. Though valuation is often considered to be one of the easier processes here too it has been found that it is best done with the help of professional help and support.
Valuation business was quite easy even a few years or a decade ago. However, it is no longer the case. Competition has increased steadily and today even established valuers are finding it extremely difficult to run their business successfully. Therefore to help overcome ever increasing competition it is extremely crucial for valuers to find out some innovative ways and means by which competition can be outsmarted. There are quite a few ways by which this can be done. At the end of the day one has to bear in mind that valuation is a service and if as service providers we are able to add more value to the customers, it would be the best way forward to take on competition.
Amongst the various ways and means by which valuers can take on competition, being present aggressively on the internet is something that can easily be tried out. Just by having a website and ensuring that it has the desired amount of traffic can go a long way in getting in touch with prospective customers and informing them about the reasons why it makes sense to take our customers. If we can go a step further and offer online valuation that would certainly be an icing on the cake as far as customers are concerned. Given the time constraint that many customers face this would certainly be a great value addition to them. They would certainly be excited about the prospect of getting their valuation reports on the mail inbox instead of making repeated trips to the valuers’ office. Last but not the least, being aggressively present on the social media networks is also something that has to be always kept in mind.
There are a number of reasons why property valuation is considered very important for any real estate buying and selling. Unless the buyers and sellers are sure about the fair market value of the property they will not be able to take a final call on the buying or selling decision. There is no doubt that the market is a good indicator of the rough market value, but this is only indicative in nature. It has to be certified and authenticated by a certified, experienced and capable professional. That is what the main role is of property valuers and appraisers.
Whenever a property comes up for valuation, the valuer starts off by asking for the various documents pertaining to the property. He goes through the same carefully and in most of the cases examines the property physically. The main purpose of physical examination of the property is two-fold. First and foremost it helps the valuer to ensure that the measurements, location and other aspects of the property are exactly the same as available in the property documents. The next important role is to find out more about the overall development of infrastructure in the area where the property valuation melbourne | valsvic is located. Though this is not the main purpose of any valuation report it is something that is found very useful to the buyers in particular. The availability of other amenities and facilities is also something that valuers usually make a mention in their valuation report. Quite often valuers also go a step forward and try to come out with valuation of similar properties in the neighborhood.
A combination of all these bits and pieces of information without any doubt plays a big part in enabling the buyers in particular to take a firm decision on the property in question. Apart from the above main roles and responsibilities, good valuers are those who will be in a position to handle almost any type of valuation. Whether it is simple vanilla valuation of complicated backdated or retrospective valuations they should be able to handle everything professionally. Apart from real estate valuation, professional valuers also help in other types of valuations. These could include valuation of plant and machinery, storage spaces, commercial complex and buildings, immovable assets like shares and stocks just to name a few. There are many valuers who also help customers in compensation valuations. Last but not the least good valuers are those who are able to offer various methods and tools for valuing properties and other assets.