MIGUEL VASQUEZ – ARCHITECT

RUC: 0914134564001

EXPERT REPORT

Multicompetent Judicial Unit based in the Canton

Samborondon, Guayas Province
PROCESS: 0932120090010
DATE: 01-FEBRUARY-2018

ADDRESS: COOP. LOS SAUCES MZ. N VILLA 20 SECTOR EL RECREO I (DURÁN – ECUADOR)
CELL PHONE: 0989550845 - 0939428873
 MIGUEL VASQUEZ – ARCHITECT

RUC: 0914134564001

Guayaquil, February 1, 2018

EXPERT REPORT

GENERAL DATA OF THE TRIAL, OR PRELIMINARY INQUIRY

1.
PROCESS

Name Judiciary or Prosecutor's Office Multicompetent Judicial Unit based in the

Samborondón canton, Guayas Province

No. Process 0932120090010

Name of Judge in charge AB. MARLENE JAZMIN SOTOMAYOR

PEÑAFIEL

Names and Surnames of the Expert MIGUEL ANGEL VASQUEZ BORJA

Profession and Accredited Specialty REAL ESTATE APPRAISER ARCHITECT

No. of qualification 1040590

Accreditation expiration date 2019-12-01

Contact address Coop. Los Sauces Mz. N Villa 20 - Duran

landline contact telephone (04)2892496

contact cell phone 0939428873 - 0989550845

Contact E-Mail mvasquez85@live.com

2.BACKGROUND
2.1. TRIAL DATA
On January 13, the appointment of a judicial expert was made in the following process :
JUDGMENT: 0932120090010
MAXIMUM DATE OF POSSESSION: 01/19/2018
PROVINCE : GUAYAS
CANTON: SAMBORONDÓN
OBJECT OF THE EXPERTISE: PRACTICE NEW REAL ESTATE APPRAISAL
JURISDICTIONAL DEPENDENCY: MULTI-COMPETENT JUDICIAL UNIT BASED IN
THE SAMBORONDÓN CANTON, PROVINCE OF GUAYAS.

ADDRESS: COOP. LOS SAUCES MZ. N VILLA 20 SECTOR EL RECREO I (DURÁN – ECUADOR)
CELL PHONE: 0989550845 - 0939428873
 MIGUEL VASQUEZ – ARCHITECT

RUC: 0914134564001

ACTOR(S)/OFFENDED(S): BORIS ANDRES ORTIZ SUAREZ, CASTRO DE CALDERON

VERONICA Y LARREA DE ORTIZ ANA MARIA, LUIS VASCONEZ FEBRES CORDERO, FOR
THE RIGHTS HE REPRESENTS OF URBANIZATION VISTA AL PARQUE, ARQ. MERCEDES
CASTRO.
DEFENDANT(S)/DEFENDANT(S): ABRIL DE PEREZ MARIANA DE JESUS COMPAÑIA
FONTESPAI SA
ACTION/INFRACTION : BREACH OF CONTRACT.

2.2. EXPERT DRAWING RECORD.

13/01/2018 16:03, DRAWING MINUTE FOR EXPERT JUDICIAL UNIT
MULTI-COMPETENT BASED IN THE SAMBORONDÓN CANTON, PROVINCE OF GUAYAS.-
SAMBORONDON, Saturday January thirteenth, two thousand and eighteen, at sixteen hours and three
minutes, within judicial process No. 0932120090010, The draw/designation of the expert VASQUEZ
BORJA MIGUEL ANGEL in the profession ARCHITECTURE/DESIGN, specialty Real Estate
Appraiser, is carried out.
http://consultas.funcionjudicial.gob.ec/informacionjudicial/public/informacion.jsf

2.3. POSSESSION OF EXPERT – GENERAL PROVIDENCE.

01/17/2018 12:11, MULTI-COMPETENT JUDICIAL UNIT BASED IN THE
SAMBORONDÓN CANTON, PROVINCE OF GUAYAS ACT OF POSSESSION OF EXPERT (A).
This day being Wednesday, the seventeenth of January, two thousand and eighteen, at twelve hours and
eleven minutes, before my SOTOMAYOR PEÑAFIEL MARLENE JAZMIN, in my capacity as Judge of
the MULTI-COMPETENT JUDICIAL UNIT BASED IN THE SAMBORONDÓN CANTON,
PROVINCE OF GUAYAS, and undersigned secretary, VASQUEZ BORJA MIGUEL ANGEL appears, in
order to assume the position of expert for the expertise of Real Estate Appraiser, provided in the order
dated Saturday, January thirteenth, two thousand and eighteen, to the effect sworn that he has been legally
and duly warned of the penalties of perjury and of the responsibilities of the expert constant in the Law
and in the Regulations of the Comprehensive Expert System of the Judicial Function (Resolution No. 040-
2014 of the Plenary Session of the Judiciary Council), promises to perform legally and faithfully. The
jurisdictional agency grants you until January 19, 2018, to issue and send your report to this court. For the
purposes provided for in the Law, the Judge, the expert and the certifying secretary sign as a unit.
SOTOMAYOR PEÑAFIEL MARLENE JAZMIN JUDGE VASQUEZ BORJA MIGUEL ANGEL
EXPERT (A) MURILLO LOPEZ CARLOS ANTONIO SECRETARY.
http://consultas.funcionjudicial.gob.ec/informacionjudicial/public/informacion.jsf

2.4. DESCRIPTION OF THE REAL ESTATE.

The inspection of the property was carried out on 4-17-06, between 10:00 and 12:30.

Geographic location:
Located in the Samborondón Canton, La Puntilla Parish, Vista Al Parque Urbanization. Solar No.
36 with the following orientation according to Property Registry information:

ADDRESS: COOP. LOS SAUCES MZ. N VILLA 20 SECTOR EL RECREO I (DURÁN – ECUADOR)
CELL PHONE: 0989550845 - 0939428873
 MIGUEL VASQUEZ – ARCHITECT

RUC: 0914134564001

North Public Street with 20.26 meters; to the south party wall with 20 meters; to the East Solar No. 35
with 39.88 meters; and to the West Solar No. 37 with 42.99 meters. Surface: 823.33 square meters.

UTM Geographic Coordinates taken in expert opinion (See Annex sketch 001). Point 1: E
624930, N 9770556; Point 2: E 624950, N 9770556; Point 3: E 624949, N 9770517; Point 4: N 624929, E
9770517.
Average Height: 1.7 meters above sea level.

3. METHODOLOGY TO BE APPLIED.

Land appraisal :
To determine the value of the land, several factors were taken into account to check if the value
of the land corresponds to the market sale price:
1 .- The lot is located in an area with a purely upper-middle class residential characteristic.

2 .-The lot has a perfect location, ease of access, proximity to the commercial center and a
suitable orientation to develop any type of architectural project.

3 .-It is a lot with excellent panoramic characteristics, views towards the main road of the
urbanization.
4 .-As for your privacy, there are no problems of any kind, there is private security within the
urbanization and public security nearby.

5 .-It has all the basic and complementary services for convenient habitability, in addition to the
services provided by the urbanization in terms of exterior maintenance.

DIRECT INVESTIGATION: 10 appraisal consultations were made for land with similar
characteristics in the sector, taking into account supply and demand on commercial interest, in addition to
the price list managed by real estate companies that are more up-to-date on the value of the land. ):

Urb. Los Lagos Km. 2 ½ Vía Samborondón, $370.00 per m2 of land.

Urb. Lagos de Batán, (Vértice Inmobiliaria) $ 440.00 per m2 of land.
Urb. Byblos, diagonal to CC Riocentro (Meta Soluciones) $220.00 per m2 of land.
Urb. View of the Park $362.00 per m2 of land.
Urb. Barlovento, Isla Mocolí $297.00 per m2 of land.
Urb. Ciudad Celeste, $230.00 per m2 of land.
Urb. River Island, Urb. Mocolí, $349.00 per m2 of land.
Urb. El Condado, Sector near Urb. Los Lagos, $200.00 per m2 of land.
Urb. Viconlici County, $180.00 per m2 of land.
Urb. on Via a Samborondon Km. 3 (Inmoplusvalía) $300.00 per m2 of land.

ADDRESS: COOP. LOS SAUCES MZ. N VILLA 20 SECTOR EL RECREO I (DURÁN – ECUADOR)
CELL PHONE: 0989550845 - 0939428873
 MIGUEL VASQUEZ – ARCHITECT

RUC: 0914134564001

Once the indicated methodology has been established, we reach the following
conclusions:

AVERAGE VALUE $294.80 per m2 of land.

4. CONCLUSIONS.
ADOPTED VALUE:
After analyzing the previous data and calculations, the following value is adopted: $294.80
Price perCalculation
m2 of land of the value of a real estate property that has the following characteristics:
Value of M2 Land: $242,717.68
Year of construction Land 1999
area Buildability 823,33 m2
Construction cost 431,31 m2
Land market value $ 420,00
BuildingEstimated
appraisal:
useful life $ 294,80 c/m2
Conservation status 50 years
Very bad
The price list of construction and real estate companies in Guayaquil was taken into
account, quantifying the current cost of a home with the same characteristics.
To calculate depreciation we will use the Ross-Heidecke table:
Replacement Value: composed of two analyses; Cost of construction and construction
less depreciation. Ross-Heidecke table columns

1,0 EXCELLENT
Depreciation
Year factors : To the replacement
1999 value, depreciation factorsGOOD
1,5 VERY were applied
proportionally
Totaltoyears
the useful life and state of conservation
18 according to the
2,0 following
GOOD table:
Land area 823,33 m2 2,5 NORMAL
TOTAL DEPRECIATION
Buildability (m2) OF A 431,31
BUILDING
m2 IN PERCENTAGE OF ITS NEW
3,0 REGULAR
VALUE, DUE TO ITS AGE
Construction cost AND STATE OF CONSERVATION
420 c/m2 AND MAINTENANCE
3,5 BAD
Land market value 294,8 c/m2 4,0 VERY BAD
4,5 DEMOLITION
STRUCTURE
5,0 IRRECOVERAB
Replacement CostAGE
Calculation: LE
METALICA AND H.
WOOD MIXED ARMED
Construction cost $181,150.20
Land value $ 5242.717,68
YEARS 0,84 0,90 0.95 to 0.91
TOTAL CR 6$ TO
423.867,88
9 YEARS 0,63 0,77 0.90 to 0.86
10 TO 14 YEARS 0,34 0,60 0.85 to 0.81
Ross-Heidecke
YEARS OF ANTIGUATY table for building
15 TO 19 YEARS 0,00 0,44 0.80 to 0.71
State of conservation Column
20 TO 29 YEARS 8 0,00 0,28 0.70 to 0.61
% useful life 36%
30 TO 39 YEARS 0,00 0,00 0.60 to 0.51
Ross-Heidecke table value 64.20%
40 AND MORE YEARS 0,00 0,00 0.50 to 0.30
Ross-Heidecke depreciation $ 116,298.43

The values in this table are supported and can be applied by the methods most
Land
commonly used andinBuilding less depreciation
the environment for the depreciation of buildings such as: Ross-Heidecke
Method and Fitto and Corvini Table. In this particular case, the Ross-Heidecke Method was
Construction
applied. Added to this cost $ 64.851,77
is a commercial value that is 2.5% above the cost of the building.
Land value $ 242.717,68
TOTAL CR $ 307.569,46

ADDRESS: COOP. LOS SAUCES MZ. N VILLA 20 SECTOR EL RECREO I (DURÁN – ECUADOR)
CELL PHONE: 0989550845 - 0939428873
 MIGUEL VASQUEZ – ARCHITECT

RUC: 0914134564001

ADDRESS: COOP. LOS SAUCES MZ. N VILLA 20 SECTOR EL RECREO I (DURÁN – ECUADOR)
CELL PHONE: 0989550845 - 0939428873
 MIGUEL VASQUEZ – ARCHITECT

RUC: 0914134564001

Total appraisal = $307,569.46

The value will be THREE HUNDRED SEVEN THOUSAND FIVE HUNDRED SIXTY-
NINE AMERICAN DOLLARS AND FORTY-SIX CENTS ($307,569.46).

This value corresponds to what was verified under the following parameters:

1. Supply and demand of the specific site, for which the comparative analysis has been carried
out with prices of similar lands in the sector and surrounding areas.
2. Aspect is given by the intrinsic conditions of the real estate, where they are located.

5. INCLUSION DOCUMENTS – ANNEXES.

This report consists of photographs taken on the day of the inspection (26 in total), 2 aerial
photographs taken from Google Earth, a coordinate plan and two 2D graphs of the distribution of the
home, attesting to the veracity of the report.

6. ADDITIONAL INFORMATION.

Current conditions of real estate:

Below are the technical specifications of what exists in the residence and its current condition
according to the review carried out (See Annex photographs).
Style: Art-Deco and minimalist
Structure: Reinforced concrete (in poor condition).
Roof: reinforced concrete slab with glass domes in two bedrooms (in terrible condition).
Floors: Porcelain, ceramic and imported marble (in poor condition).
Walls: Plastered, stuccoed and painted block masonry (30% has light cracks, 20% has very
pronounced cracks and 10% is in a state of crumbling).
Metal Carpentry: Aluminum windows (all deteriorated and in poor condition), exterior metal
doors (some existing in poor condition), maintenance-free wrought iron handrails.
Wood Carpentry: Interior doors in poor condition and non-existent in several rooms.
Bathrooms: Veneer Floors and walls (in poor condition), incomplete appliances.
Kitchen: Wooden cabinets, granite countertop, incomplete appliances.
Stair floors: Imported granite (Lobby area in poor condition).

ADDRESS: COOP. LOS SAUCES MZ. N VILLA 20 SECTOR EL RECREO I (DURÁN – ECUADOR)
CELL PHONE: 0989550845 - 0939428873
 MIGUEL VASQUEZ – ARCHITECT

RUC: 0914134564001

Exterior: Swimming pool in a complete state of abandonment, pump room with incomplete and
deteriorated artifacts.
Gardening: Arborization without maintenance and planters in poor condition.
There is no energization and services corresponding to AA.PP. and AA.SS. They are obsolete.
Construction area ground floor and upper floor: 431.31Mts2
The age of the property is approximately 18 years.

7. SWORN DECLARATION.

Given everything stated in this document, I declare that the data that has been presented is true, and
that no type of information or document has been hidden or altered. I authorize the Council of the
Judiciary to verify by all legal means the authenticity of the statements and information contained in this
report, stating that I am aware of the penalties provided for in the Law in the event of perjury. It is all that
I can declare under the rigor of the Oath and in honor of the truth.

8. SIGNATURE AND SIGNATURE.

ARCH. MIGUEL ANGEL VÁSQUEZ BORJA

Expert of the Judicial Function No. 1040590
Senescyt Registration: 1030-15-1364712

ADDRESS: COOP. LOS SAUCES MZ. N VILLA 20 SECTOR EL RECREO I (DURÁN – ECUADOR)
CELL PHONE: 0989550845 - 0939428873
 MIGUEL VASQUEZ – ARCHITECT

RUC: 0914134564001

ANNEX OF PHOTOGRAPHS No.001 - EXPERT INSPECTION OF THE COUNCIL OF THE JUDICATURE

No. Process: 0932120090010

Left Photo Aerial view at 50m; Right. Photo aerial view at 20m. Source: Google
Earth

Left-Right Front façade, you can see the lack of enclosure and damage to windows due to lack of habitability and maintenance. The
windows on the left of the façade have been blocked, replacing windows.

ADDRESS: COOP. LOS SAUCES MZ. N VILLA 20 SECTOR EL RECREO I (DURÁN – ECUADOR)
CELL PHONE: 0989550845 - 0939428873
 MIGUEL VASQUEZ – ARCHITECT

RUC: 0914134564001
The following 4 photos show the lack of maintenance and gardening, poor condition of the pool, paths and
enclosure in poor condition.

ADDRESS: COOP. LOS SAUCES MZ. N VILLA 20 SECTOR EL RECREO I (DURÁN – ECUADOR)
CELL PHONE: 0989550845 - 0939428873
 MIGUEL VASQUEZ – ARCHITECT

RUC: 0914134564001

ANNEX OF PHOTOGRAPHS No.002 - EXPERT INSPECTION OF THE COUNCIL OF THE JUDICATURE

No. Process: 0932120090010

ADDRESS: COOP. LOS SAUCES MZ. N VILLA 20 SECTOR EL RECREO I (DURÁN – ECUADOR)
CELL PHONE: 0989550845 - 0939428873
 MIGUEL VASQUEZ – ARCHITECT

RUC: 0914134564001
The following 10 photos belong to the ground floor. Deterioration can be seen on almost all the walls and slab.
In addition to gang incursions that have caused severe damage and apparent theft of artifacts.

ADDRESS: COOP. LOS SAUCES MZ. N VILLA 20 SECTOR EL RECREO I (DURÁN – ECUADOR)
CELL PHONE: 0989550845 - 0939428873
 MIGUEL VASQUEZ – ARCHITECT

RUC: 0914134564001

ANNEX OF PHOTOGRAPHS No.003 - EXPERT INSPECTION OF THE COUNCIL OF THE JUDICATURE

No. Process: 0932120090010

ADDRESS: COOP. LOS SAUCES MZ. N VILLA 20 SECTOR EL RECREO I (DURÁN – ECUADOR)
CELL PHONE: 0989550845 - 0939428873
 The following 10 photos belong to the upper floor. Deterioration can be seen on almost all the walls and slab.
In addition to gang incursions that have caused severe damage and apparent theft of artifacts.

ADDRESS: COOP. LOS SAUCES MZ. N VILLA 20 SECTOR EL RECREO I (DURÁN – ECUADOR)
CELL PHONE: 0989550845 - 0939428873
 MIGUEL VASQUEZ –M IGUEL VASQUEZ
ARCHITECT
– ARCHITECT

RUC: 0914134564001
RUC: 0914134564001

ANNEX OF DRAFT NO.001 - EXPERT INSPECTION OF THE COUNCIL OF THE JUDICATURE

No. Process: 0932120090010

PUBLIC STREET

N 624930 N 624950
—E97TU556
PAVEM E 9770556
ENT

CM

SOLAR 37 SOLAR 35

N 624929 ' MEDIAN WALL N 624949

E9770517 E 9770517

UTM geographic coordinates taken with GPS Montana 650t.

ADDRESS: COOP. LOS SAUCES MZ. N VILLA 20 SECTOR EL RECREO I (DURÁN – ECUADOR)
CELL PHONE: 0989550845 - 0939428873
 ANNEX OF DRAFT NO.002 - EXPERT INSPECTION OF THE COUNCIL OF THE
JUDICATURE

No. Process: 0932120090010

On the left: sketch of the ground floor setting, on the right: sketch of the upper floor setting. Both without scale.

ADDRESS: COOP. LOS SAUCES MZ. N VILLA 20 SECTOR EL RECREO I (DURÁN – ECUADOR)
CELL PHONE: 0989550845 - 0939428873