房地产估价师职业能力要素分析

　　摘 要

 

　　随着我国的改革开放，土地使用权制度和城镇住房制度的改革催生了房地产行业的发展。随后，土地使用权抵押制度的颁布和实施推动了房地产行业向纵深发展，加之近年来房地产行业方兴未艾，与房地产相关各领域都得到了迅猛的发展，其中就包括房地产估价行业。在诸多与房地产相关的经济活动中，如房地产交易、抵押、典当、担保，房地产相关课税征收、房地产征用拆补偿等都需要对房地产价值进行合理的估算和判定。因此，房地产价值评估便成为房地产经济活动领域甚至我国资本市场中不可或缺的一项重要组成部分。迅速发展的房地产估价行业对我国的房地产市场和资本市场以及产权转让市场的发展起到了不可忽视的作用，这就对房地产估价从业人员的能力和公信力提出了较高的要求。因此，建立一套适用于房地产估价师的职业能力框架就具有十分重要的意义。

 

　　本文采用规范研究与实证研究相结合的方法来研究房地产估价师的职业能力框架。首先，对房地产估价和职业胜任能力的概念进行界定，对国内外有关职业胜任能力和房地产估价师相关岗位职业能力框架的文献和研究成果进行了梳理和归纳，然后基于房地产估价和职业胜任能力相对成熟和稳定的理论基础着手研究房地产估价师的能力框架；其次，对房地产估价师的主要职责、关键角色、核心任务、房地产估价的流程和技术方法进行剖析，并引用一个案例加以辅助，最终提炼出了房地产估价师的核心能力假设；然后基于房地产估价师核心能力和房地产估价的特点，提出了房地产估价专业知识的假设，同时对相关准则和用人单位的需求进行分析，提出了房地产估价师专业品质的假设。在完成了对专业技能、专业知识、专业品质的假设之后，对房地产估价执业人员和相关专家学者进行调研；用 stata 数据处理软件对调研数据进行信度和效度检验，确保问卷结果的可靠性和有效性，并确定各个能力要素中各个项目的重要性程度和权重；最后构建出房地产估价师的职业能力框架。

 

　　本文的分析结果显示，影响房地产估价师职业胜任能力的重要因素主要包括从业人员的专业技能、专业知识和专业品质。专业技能是核心，专业知识是基础，专业品质是保证。其中，职业判断能力、沟通协调能力、风险预测能力、基本执业能力和市场感知能力被大多数执业人员和专家学者认可，是房地产估价师必须具备的核心专业技能；政策与法规知识、房地产估价基础理论知识和建筑工程知识是房地产估价师执业过程中必须具备的基础知识；独立客观公正、勤勉尽责、诚实守信、职业谨慎、保守秘密、持续学习和爱岗敬业是房地产估价师必备的专业品质。最后本文针对如何提高房地产估价师的职业能力，提出了四条对策建议：

 

　　（1）加强房地产估价师的后续教育，设计好后续教育层次的划分，实现教学方式多样化；（2）建立健全房地产估价行业监管体系，可以加大惩处力度，改进评估业的行政管理和自律管理，建立诚信档案等；（3）完善职业准入制度，丰富考核形式，实行分级管理，提升职业资格国际适用性；（4）建立房地产估价师职业能力评价体系，对房地产估价师的全方位考察，调动行业工作积极性，提升房地产估价工作质量。

 

　　关键词：房地产估价师；专业胜任能力；职业能力框架

 

　　Abstract

 

　　Since China’s reform and opening up, the reform of the land use right system andthe urban housing system has spawned the development of the real estate industry

 

　　Subsequently, the promulgation and implementation of the land use right mortgagesystem has promoted the development of the real estate industry In addition, the realestate industry has been in the ascendant in recent years The industry has experiencedrapid development in all areas, and the real estate valuation industry has emerged Inthe real economic activities related to real estate, such as real estate transactions,mortgages, pawns, guarantees, real estate-related tax collection, real estateexpropriation and compensation, etc, it is necessary to make a reasonable estimate andjudgment of the real estate value Therefore, real estate value assessment has becomean indispensable part of real estate economic activity and even China's capital market

 

　　The rapidly developing real estate appraisal industry has played an important role inthe development of China's real estate market and capital market and property rightstransfer market This puts high demands on the ability and credibility of real estateappraisers Therefore, it is of great significance to establish a set of professionalcompetence frameworks for real estate appraisers

 

　　This paper combines normative research with empirical research to study theprofessional competence framework of real estate appraisers Firstly, the concept ofreal estate appraisal and professional competence is defined and the literature andresearch results on the framework of real estate appraisers’ professional competenceand the professional competences are sorted out and summarized to study the realestate appraiser's competency framework based on the relatively mature and stabletheoretical basis of real estate valuation and competency Secondly, analyzes the keyrole of real estate appraisers, the process and technical methods of real estate appraisalwith a case cited, and finally extracts the core competence hypothesis of real estateappraisers Then based on the core competence of real estate appraisers and thecharacteristics of real estate appraisal, the assumption of real estate valuation expertiseis put forward At the same time, the assumption of professional quality of real estate appraisers is put forward through the research of relevant criteria and the needs ofemployers After putting forward the assumptions about professional skills,professional and quality, the research on real estate appraisers and related experts andscholars is conducted The Stata , a data processing software, is used to test thereliability and validity of the survey data to ensure the reliability and effectiveness ofthe results and determine the importance of each item in each competency element

 

　　Finally construct a professional competency framework for real estate appraisers

 

　　The analysis results of this paper show that the important factors affecting theprofessional competency of real estate appraisers mainly include the professional skills,professional and quality of the practitioners Professional skills are the core, whileprofessional knowledge is the foundation and professional quality is the guarantee

 

　　Among them, professional judgment ability, communication coordination ability, riskprediction ability, basic practice ability and market perception ability are recognized bymost practitioners and experts, and are the core professional skills that real estateappraisers must possess Knowledge of policy and regulatory, basic theoreticalknowledge of real estate valuation and knowledge of construction engineering are thebasic knowledge that must be possessed by real estate appraisers Independence,objectivity, fairness, diligence, honesty, trustworthiness, professionalism,confidentiality, continuous learning and dedication are essential professional quality ofreal estate appraisers Finally, in order to improve the professional ability of real estateappraisers, four countermeasures and suggestions are proposed: (1)Strengthen thefollow-up education of real estate appraisers, divide the level of follow-up education,and realize the diversification of teaching methods (2) Establish and improve thesupervision system of the real estate appraisal industry, which can be realized byincreasing penalties, improving the administrative management and self-disciplinemanagement of the assessment industry, establishing integrity files, etc (3) Improvethe access system, enrich the form of assessment, implement hierarchical management,and enhance the international applicability of vocational qualifications (4)Establish anevaluation system for the professional ability of real estate appraisers, conduct acomprehensive survey of real estate appraisers, mobilize the enthusiasm of the industry,and improve the quality of real estate appraisal

 

　　Keywords: real estate appraiser; competence; competence framework

 

　　目 录

 

　　第一章 引言

 

　　第一节 选题背景及研究意义

 

　　一、选题背景

 

　　我国资产评估行业产生于二十世纪八十年代。在改革开放的大潮中，随着一系列土地改革制度和房屋商品化制度的推行，我国的房地产开始进入市场进行流通，由此也衍生出了房地产估价行业。但由于我国房地产估价行业起步比较晚，市场制度不尽完善，导致房地产估价一直都是在政府的主导下进行，具有较浓的行政色彩。近年来，随着市场经济的发展，房地产业在拉动内需、提供就业、贡献经济增长等方面起到了重要作用。目前房地产经济十分活跃，对房地产的买卖、抵押、保险等经济活动开展均需要对房地产价值有相对准确的把握。正是因为市场对房地产估价业务有巨大的需求，房地产估价行业的规模也随着逐步增大。

 

　　房地产估价行业的蓬勃发展，从客观上要求更多的专业技术人员加入这一行业。1988 年，我国开始实行房地产估价执业人员持证上岗制度，1992 年，我国借鉴西方国家房地产估价职业资格考试制度的做法，开始实行估价师执业资格考试及其认证制度，组织房地产估价师执业资格考试，通过考试的专业人员，不仅在估价理论上掌握了房地产估价的丰富知识，通过房地产估价实务，实际估价能力也明显提高。1999 年 2 月，建设部和国家技术质量监督局联合颁发了中华人民共和国国家标准《房地产估价规范》。该文件详细规定了房地产估价的原则、程序、方法，对估价报告以及估价师提出了要求，以保证房地产估价结果的科学、合理。

 

　　2015 年 4 月，住房和城乡建设部、国家质量监督检验总局又联合颁布新的《房地产估价规范》（GB/T50291）。新的估价规范在估价方法、估价程序等方面都有所更新，能够更好地适应如今的经济环境。

 

　　经过多年的发展，我国目前各类资质的房地产估价机构一共有 6000 多家，相关执业人员达 5 万余人。房地产估价行业对我国的房地产市场和资本市场以及产权转让市场的发展起到了不可忽视的作用，这就对房地产估价从业人员的能力和公信力提出了较高的要求。只有建立一个科学的房地产估价师职业能力框架，才能指导对于房地产估价师的招聘、考核、人才培养、薪酬设计等，保证房地产估价机构对于估价师的录用、晋升、保留科学合理，积极推动房地产业的健康可持续发展。
 

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