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This publication is intended for use by assessors. It may contain links to internal resources not available for this release.
This class covers all areas of telecommunications and broadcasting. Main directions:
Overall responsibility for the assessment methodology lies with the Utilities, Transportation and Telecommunications (UTT) Group of the National Assessment Authority. Regional Assessment Units (RVUs) are responsible for all of the types of individual listing entries listed above (creating, maintaining, and resolving Check Challenges).
The Mast Level Coordination Team (CCT) and UTT are responsible for ensuring effective coordination. The CCT mast is the first point of contact for direct maintenance or installation work. CTT and UTT will provide practice notes describing the basis of the assessment for the reassessment and make the necessary recommendations during the life of the rating list. Social workers are responsible for:
Heredity exists when the four main elements of the profession being assessed are present. The occupation should be real, exceptional and useful, not ephemeral. A detailed discussion of the principles can be found in the Grading Guide: Part 3 Part 1 – Part C Inheritance (paragraph 3).
In addition, when considering establishing mast genetics, the provisions of the Out-of-Country Rating Regulations (Telecommunications Equipment) (England) 2000 (SI 2000 No. 2421) should apply. See Section 5.2 below.
Telecom sites are an inheritance class and may not be subject to the normal rules of the unit being valued. These types of inheritance are called prescribed inheritance. See Rating Handbook: Section 3, Part 1.
The Out-of-Country Ratings (Telecommunications Equipment) (UK) Regulations 2000 (SI 2000 No. 2421) came into effect on October 1, 2000. It applies to telecommunications heritage occupied by telecommunications equipment only. This regulation allows you to aggregate all site users on one site occupied only by telecommunications equipment. In these cases, the main operator or “sponsor” of the website is considered the taxable lessee. The event rules apply only to facilities occupied by two or more operators that are not part of the same joint venture.
The rules matter when telecommunications equipment intended for central inventory is in place. See Section 5.5 below.
On April 1, 2001, the Out-of-Country Ratings (Telecommunications Equipment) (Wales) Regulations (SI 2000 No. 3383) came into effect in respect of the Local Rating List for Wales. It is worded differently than the UK rules, but reflects the effect.
The foregoing does not make landowners or landlords liable for rates provided they are not in the telecommunications business and are occupying the land, building or structure for purposes other than telecommunications.
For example, if a hospital gives way to a telecom operator, the hospital remains the primary successor, but a separate communications successor is created. The use of telecommunications creates a separate inheritance due to its use different from the primary inheritance, which is not exclusively occupied by telecommunications equipment and is not used primarily for sending or receiving wireless signals.
Particularly suitable for telegenetics. Its definition is a site that is exclusively occupied with the telecommunications equipment of one operator or several operators; And
Aggregation is not permitted if Tele Communications Succession is located or is a structure that the host uses for any purpose other than providing or operating a site for telecommunications equipment. Own telecommunications heritage refers to the broadcast or mobile telecommunications heritage. This does not apply to fixed line or fiber switching.
The exclusion test ignores the presence of aids used in the normal operation of a telecommunications node that may rightfully form part of the basic telecommunications heredity.
However, if the building owner leases the entire roof to a telecommunications provider, who then subleases the roof to an individual operator who is a site member, the site provider becomes the host for the primary telecommunications successor. All users of the site must be included in the contact list of the site’s host provider.
A single operator site is a site where only one operator broadcasts or transmits telecommunications signals. A single operator can still exist when a joint venture of two separate network operators broadcasts signals for every operator in it. The single operator site exists even if the site is provided by a third party that does not broadcast from the site.
If there are multiple non-joint venture operators, or if a third party infrastructure provider broadcasts or broadcasts itself, the telecommunications site will be considered a shared site or “hosted site”. SI 2000 No. 2421 or Wales No. 3383 influenced the consideration of who was the landlord and therefore a measurable tenant.
The definition of a host in the relevant SI means that the provider or operator of a telecommunications site that receives payment for a site share or is entitled to receive payment will be the taxpayer of the entire telecommunications inheritance.
The traditional method whereby each operator connects their own equipment (eg cables, etc.) to the structure and installs their own gondola/cabinet.
A random access network or RAN sharing is achieved by installing additional electronic (non-rated) equipment.
Mobile Operator Random Access Networks (MORANs) co-install additional unrated electronic equipment, allowing transmissions from two different mobile operators from the same set of equipment.
When the site is used by two operators of the same joint venture using MORAN technology, no additions to this sharing agreement are made.
If a telecommunications node contains telecommunications equipment for which a central rating list agent is specified, and that central rating list agent is not a host, its equipment is considered “excluded equipment”. Excluded from aggregation. Central list users should not be considered when evaluating a hosted site.
A central list of telecommunications equipment at a host site may form a single inheritance. One designee shares a site with another designee who is the host of the main telecommunications continuity.
While the central inventory owner’s equipment may be considered excluded equipment, its presence will qualify the facility as shared according to SI 2421. This affects the identification of units of assessment and the corresponding number of operator/partner hosts must be assessed as such in the occupation being assessed.
Mast is a remote standalone site. Users are combined with the host score and included in the central list score.
The mast is part of a larger non-telecom facility such as an electrical tower, water tower, or gas station. Primary genetics is not used exclusively in telecommunications, so the provisions of the master of SI 2421 do not apply. Each part-time worker with a dedicated room, cabin or complex must be assessed individually. If a website uses a non-exclusive hosting with a host from the central list, it will be included in the assessment of the host from the central list. There is no individually identifiable inheritance, as the ultimate control of the shared housing resides with the “designated occupant”.
A host site in the Central Ranking is part of a tenant’s score in the Central Ranking List, provided that site is not “exclusively hereditary” as defined in Part III of the Central Ranking List Rules (England) SI 2000 No. 535.
The central list is evaluated by UTT. Requests at the local list/central list boundary should be routed to the team first.
The Electronic Communications Code (the “Code”) allows Electronic Communications Network Providers to establish Electronic Communications Networks. The Code allows these providers to build infrastructure on public land (street) and acquire rights to private land, either by agreement with the landowner or by going to a county court or magistrate in Scotland. It also provides certain exemptions from urban and rural planning legislation in the form of building permits. In addition to electronic communication network providers, the code is available to those who wish to build pipelines that network providers can use.
The electronic communication code has existed since 1984. The current Electronic Communications Code is part of the Digital Economy Act 2017, which came into effect on December 28, 2017. The new code is intended to further facilitate the installation and maintenance of electronic communications networks by operators with coding authority. It changes the assumptions used in the valuation of land used to build telecommunications infrastructure. As a result, rents determined under the new guidelines will differ materially from rents negotiated or fixed under the previous guidelines.
The valuation assumptions required by the new standards do not fully match the rating assumptions. Social workers should seek advice from UTT if they receive an argument that such rent should be used as the basis for ranking.
The types of survey requirements vary depending on the type of facility under consideration. All site surveys must document all residents of the site, as this will affect the identification of taxable residents and the assessment.
Most utility masts are priced using a mixed approach: the rental method for facility value and the contractor valuation method for taxable machinery and equipment.
The survey should identify and document cost elements for machinery and equipment so that they can be estimated.
Major network operators began rolling out 5G infrastructure and equipment in June 2019. The sites were initially limited to a few major cities and smaller areas within those cities. At the time of this writing, 5G infrastructure is being built more and more, covering more and more cities and large areas within them. Apparently, mobile operators are focusing on upgrading existing sites, rooftops, new sites and roads. This usually results in taller masts and additional cabins on new construction sites. Roof deck upgrades may include replacing short towers and/or moving equipment closer to the edge of the roof. They will also include the provision of more rooftop cabins. All relevant investigative information must be recorded as above.
The deployment of small cells is expected to provide wider network coverage, but at the time of writing there is no evidence of such a deployment on a large scale. As 5G networks mature, they are likely to use a large number of small base stations, which may or may not have fiber connections. Survey requirements for such locations will vary as this will affect the correct unit of value. Survey requirements for these sites will be updated as they become available.
Wireless broadband sites are typically installed on or inside buildings, outdoor furniture or poles using equipment similar to a home wireless broadband router.
In order to determine whether there is a separate legacy in the form of wireless broadband charges, the subject matter of the assessment must be determined. The following survey data should be recorded:
Is wireless broadband equipment located on the mainmast or communication station subject to Regulation 2421 and therefore should be assessed as being shared on the mainmast? A wireless broadband site needs to be assessed separately if it is used under a separate lease or agreement of 12 months or more, unless it is a mast site share (SI2421 in England and SI3343 in Wales) and when a wireless broadband service is used. Considered part of the use of the owner’s property, such as the coffee shop Wi-Fi site used by coffee shop customers. The installation enhances the client’s enjoyment of the “master” property, which is often worth little compared to the value of the property as a whole.
These places are mostly located in unoccupied premises. Consideration should be given to the need for an on-site inspection.
If it is deemed necessary to confirm the Wi-Fi/Bluetooth genetic data through an on-site internal inspection, it is recommended that photographs be taken of the equipment in use and recorded on the floor plan. Appendix 3 provides a checklist to be used to record venue details, equipment, equipment location, and any associated exhibition notices.
A copy of the rental or ownership agreement from the Wi-Fi/Bluetooth operator can help establish ownership.
The details of the survey should be recorded in the appropriate software application – communication tower application for telecommunication masts and WiFi sites. Non-packet servers (NBS) for large sites are priced on a full contractor basis.
Plans, surveys and other information should be stored in appropriate folders in the Electronic Document Management (EDRM) system.
The valuation method for most utilities is a hybrid approach: valuing buildings or land based on rent and taxable additions of machinery and equipment to capitalized costs based on statutory capitalization rates.
Evidence of the rent was reviewed at the national level and a plot cost scenario was obtained. Site values vary by site type and geographic location. A summary of the program is presented in the practice notes of the Telecommunication Mast.
Post time: Mar-03-2023