The Scottish Government

13.1 The assessment for applicants in the "non-occupier" category is based on the increase in property value which will result from the proposed works, so that grant is awarded where the work may not be commercially viable. Additional criteria adjust the applicant's contribution to reflect the contribution of the works to housing and regeneration priorities. Worked examples of this assessment are provided at Annex E

13.2 The first stage of the test is for the local authority to determine the increase in value which will arise from the planned works. Valuations should be obtained through a qualified valuer nominated by the local authority. This may be the district valuer, an in-house valuer or another surveyor acceptable to the authority. The starting valuation should reflect the condition of the property as it is at the date of application. The second valuation is an estimate of the value that property would have, at the same date, if all the proposed works had already been completed to a satisfactory standard. By taking an estimate of the value at the same date, any change in value due to fluctuations in the market are disregarded. Valuations should reflect the price which the house could be expected to fetch on the open market with vacant possession, and assuming that no grant was to be available.

13.3 Since valuations are to be obtained through a valuer nominated by the local authority, the cost of valuations may be included as part of the general administrative costs of the grants system, and charged to the Private Sector Housing Grant. Alternatively, local authorities may choose to require the applicant to commission a valuer nominated by the authority, and pay for the valuations. Bear in mind that an applicant may be aggrieved at being asked to pay for valuations if no increase in value is identified, and therefore no grant is payable.

13.4 The applicant has no specific right to a review of the valuation of the property (see paragraph 16.7). Local authorities may wish to make arrangements to obtain a second pair of valuations if requested, and should keep this in mind when identifying their principal nominated valuer.

13.6 For non-profit housing providers (see paragraph 13.12), there is assumed to be no increase in value, and the excess expense is therefore equal to the full amount of the approved expense. There may also be other situations where the proposed works do not add to the value of the property and the excess expense equals approved expense. If the works result in a decrease in value, as may occasionally be the case, for example with some disabled adaptations , the approved expense is still the maximum amount which can be paid in grant.

a) provide additional housing by the conversion or subdivision of property or by bringing back into use housing which has been empty for at least two years;
b) bring the property up to at least the Tolerable Standard;
c) are part of a refurbishment scheme;
d) are common works to a building which includes more than one house (or a house and other premises);
e) are carried out by a not-for-profit housing provider;
f) significantly increase the extent to which a disabled person can independently enter and move around the house and operate all fittings, services and controls.

13.8 A refurbishment scheme is defined as a scheme where a single contract is to be let to undertake a similar programme of improvement or repair works to 3 or more houses. This might include a project by a private-sector landlord to upgrade all their properties in one or a number of areas, a mixed-tenure scheme undertaken by the local authority or Registered Social Landlord (RSL), or a scheme simply agreed on by a number of owners in one area. In each case, it results in a pro-active improvement of a portion of the local housing stock.

13.9 A refurbishment scheme which only comprises works to common parts of a building is excluded from this definition, since such works will gain additional funding under criterion (d). Works undertaken to implement repair notices are included where they are instigated by the owners involved, but not where they are undertaken by the local authority as a result of the owners' failure to comply with the notice.

• the building comprises two or more houses, or a house or houses and other separate premises;
• the works will benefit two or more such houses or premises; and
• the costs will be shared among the owners or occupiers of those houses or premises.

13.11 To ensure this provision applies in all cases, and to avoid any complications as the reform of property law in Scotland takes effect, there is no reference to title conditions or liability for maintenance. Minimum percentage grant may be awarded even where the works are technically the responsibility of only one owner, if other owners have agreed that the works will benefit their property and they are willing to share the costs. An example would be where the roof of a tenement belongs only to the top flat, but leaks affect the stair and could damage the fabric of the whole building.

13.14 The enhancement of grant for works which increase accessibility for disabled people generally is distinct from arrangements for adaptation work to meet the needs of a particular disabled occupant. Where the works are tailored to an individual's assessed needs, it will normally be most appropriate for the disabled person to make the application for grant - see paragraphs 11.5 to 11.7.