IT202100000950A1 - DEVICE AND METHOD FOR THE CALCULATION OF A RISK INDEX FOR THE EVALUATION OF A PROPERTY - Google Patents
DEVICE AND METHOD FOR THE CALCULATION OF A RISK INDEX FOR THE EVALUATION OF A PROPERTY Download PDFInfo
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- IT202100000950A1 IT202100000950A1 IT102021000000950A IT202100000950A IT202100000950A1 IT 202100000950 A1 IT202100000950 A1 IT 202100000950A1 IT 102021000000950 A IT102021000000950 A IT 102021000000950A IT 202100000950 A IT202100000950 A IT 202100000950A IT 202100000950 A1 IT202100000950 A1 IT 202100000950A1
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Description
Dispositivo e metodo per il calcolo di un indice di rischio per la valutazione di un immobile Device and method for calculating a risk index for the valuation of a property
DESCRIZIONE DESCRIPTION
La presente invenzione fa riferimento al campo della tecnica comprendente i Sistemi di Sicurezza Territoriale The present invention refers to the technical field comprising Territorial Security Systems
In particolare il trovato oggetto della presente invenzione riguarda un dispositivo elettronico e relativi programmi per elaboratore configurati in maniera tale da fornire informazioni intuitive e sintetiche sui Rischi presenti in una determinata porzione di territorio, al fine di dare una corretta valutazione economica degli immobili. In particular, the object of the present invention relates to an electronic device and related computer programs configured in such a way as to provide intuitive and synthetic information on the risks present in a given portion of the territory, in order to give a correct economic evaluation of the properties.
Stato dell?arte State of art
Sono noti allo stato dell?arte e comunemente impiegati sistemi di individuazione dei rischi del territorio mediante dei portali web istituzionali. Svantaggiosamente tali sistemi risultano complessi e per uso specialistico, e non sono indicati per ottenere valutazioni relative ad un singolo immobile, ma solo in generale rivolti ad indicare rischi pi? ampia scala. State-of-the-art systems are known and commonly used for identifying local risks through institutional web portals. Disadvantageously, these systems are complex and for specialist use, and are not suitable for obtaining assessments relating to a single property, but only in general aimed at indicating risks more? large scale.
Negli ultimi anni sono state sviluppate applicazioni per Smartphone che consentono la visualizzazione geolocalizzata su mappa dei Rischi presenti sul territorio comunale. Tuttavia tali sistemi non eseguono una correlazione diretta che punti a definire l?incidenza dei rischi presenti sul valore economico degli immobili. In recent years, applications for smartphones have been developed that allow geolocated visualization on a map of the risks present in the municipal area. However, these systems do not perform a direct correlation aimed at defining the incidence of the risks present on the economic value of the properties.
Problema tecnico Technical problem
La presente invenzione mira a sviluppare un sistema rapido, semplice ed intuitivo per valutare l?incidenza dei rischi geologici e della struttura dell?immobile sulla valutazione economica degli stessi. The present invention aims to develop a quick, simple and intuitive system for evaluating the incidence of geological risks and the structure of the building on their economic evaluation.
Il problema tecnico sorge dal fatto che nonostante il territorio italiano sia notevolmente esposto a rischi naturali soprattutto sismici e idrogeologici, ed il patrimonio edilizio sia particolarmente esposto a tale rischio essendo stato costruito per pi? del 60% prima dell?entrata in vigore delle prime normative antisismiche, la stima economica correntemente realizzata per gli immobili non tiene conto dell?incidenza che possono avere i rischi presenti nell?area su cui sorge l?immobile (Rischio Sismico, Rischio frana, etc) Vantaggiosamente il sistema di acquisizione dati proposto da questa invenzione ? basato sull?utilizzo di un?Applicazione tecnologica da Smartphone e da un portale web che consente di avere informazioni semplici ed intuitive sui rischi presenti nell?intorno di un immobile considerando un raggio di interesse significativo e la stampa di un rapporto tecnico inerente le informazioni sui rischi presenti. The technical problem arises from the fact that despite the fact that the Italian territory is considerably exposed to natural risks, especially seismic and hydrogeological, and the building stock is particularly exposed to this risk having been built for several years. by 60% before the entry into force of the first anti-seismic regulations, the economic estimate currently made for properties does not take into account the impact that the risks present in the area on which the property stands may have (Seismic Risk, Landslide Risk, etc) Advantageously the data acquisition system proposed by this invention ? based on the use of a technological application from a Smartphone and a web portal that allows for simple and intuitive information on the risks present around a property considering a significant radius of interest and the printing of a technical report concerning information on present risks.
In tal modo nella stima del valore economico dell?immobile si tiene conto dell?incidenza dei rischi presenti nel suo intorno che ne definiscono il valore economico corretto. In this way, in estimating the economic value of the property, the incidence of the risks present in its surroundings is taken into account, which define its correct economic value.
La presente invenzione fornisce quindi un dispositivo dotato di una interfaccia utente, sul quale sono caricati programmi per elaboratore configurati per: The present invention therefore provides a device equipped with a user interface, on which computer programs configured for:
1. consentire la visualizzazione della posizione di un immobile su una mappa; 1. allow the location of a property to be displayed on a map;
2. identificare, in maniera automatica o mediante input da parte dell?utente, la tipologia costruttiva dell?immobile; 2. identify, automatically or through input from the user, the construction typology of the property;
3. assegnare un punteggio funzione della tipologia costruttiva dell?immobile e dell?anno di costruzione; 3. assign a score according to the type of construction of the property and the year of construction;
4. definire un raggio di interesse significativo intorno all?immobile, definendo quindi un cerchio di interesse 4. define a significant radius of interest around the property, thus defining a circle of interest
5. individuare rischi rilevanti riferibili ad una pluralit? di tipologie di rischio (quali ad esempio rischio per frana, rischio sismico, rischio chimico) la cui presenza sia stata individuata all?interno di detto cerchio di interesse; 5. identify significant risks referable to a plurality? types of risk (such as landslide risk, seismic risk, chemical risk) whose presence has been identified within said circle of interest;
6. valutare, per ogni punto all?interno dell?area di cui al punto 4 e per ogni tipologia di rischio considerata un livello di rischio, all?interno di una pluralit? di livelli di rischio possibili (non a rischio - rischio basso rischiomedio ? rischio alto) 6. evaluate, for each point within the area referred to in point 4 and for each type of risk considered a level of risk, within a plurality of possible risk levels (not at risk - low risk medium risk ? high risk)
7. definire un punteggio di rischio totale in funzione della tipologia di immobile e dei rischi valutati al punto 6 7. define a total risk score according to the type of property and the risks assessed in point 6
R tot= a+b R tot= a+b
8. definire un coefficiente di riduzione del valore economico dell?immobile in funzione di detto punteggio di rischio totale di cui al punto 7. 8. define a coefficient for reducing the economic value of the property on the basis of said total risk score referred to in point 7.
In un modo di realizzazione detto coefficiente di riduzione del valore economico dell?immobile prevede una riduzione pari al 50% per valori di detto punteggio di rischio totale classificati come elevati, prevede una riduzione pari al 30% per valori di detto coefficiente di rischio totale classificati come medi, e prevede una riduzione pari al 10% per valori di detto coefficiente di rischio totale classificati come bassi. In one embodiment said coefficient of reduction of the economic value of the property provides for a reduction equal to 50% for values of said total risk score classified as high, provides for a reduction equal to 30% for values of said total risk coefficient classified as medium, and provides for a reduction of 10% for values of said total risk coefficient classified as low.
In un altro modo di realizzazione detto valore del coefficiente di riduzione del valore economico dell?immobile ? inversamente proporzionale al valore di detto coefficiente di rischio totale. In another way of realization said value of the coefficient of reduction of the economic value of the property? inversely proportional to the value of said total risk coefficient.
In un modo di realizzazione preferenziale quindi la presente intenzione fornisce un dispositivo elettronico comprendente almeno un sensore GPS, almeno una fotocamera, mezzi di comunicazione remota, una interfaccia utente e programmi per elaboratore configurati per eseguire il metodo di valutazione automatica di un immobile seguente. In a preferential embodiment therefore, the present invention provides an electronic device comprising at least one GPS sensor, at least one camera, means of remote communication, a user interface and computer programs configured to perform the automatic evaluation method of a following property.
Il metodo prevede i passi di: The method involves the steps of:
100) acquisire, per mezzo di detta fotocamera, almeno una fotografia di un immobile da valutare 100) acquire, by means of said camera, at least one photograph of a property to be valued
200) acquisire le coordinate geografiche relative alla posizione in cui ? stata scattata detta fotografia 200) acquire the geographical coordinates relating to the position in which ? this photograph was taken
300) accedere a un database remoto contenente informazioni genere senza relative ad una pluralit? di tipologie di rischi 300) access a remote database containing gender information without relating to a plurality? of types of risks
400) acquisire le informazioni relative alla tipologia, posizione e gravit? di ciascun rischio la cui presenza sia stata localizzata a distanza inferiore ad un raggio di interesse significativo da detto immobile. 400) acquire information relating to the type, location and severity? of each risk whose presence has been localized at a distance of less than a significant radius of interest from said property.
In un primo modo di realizzazione detto raggio di interesse significativo ? pari a 500 m In a first embodiment said range of significant interest ? equal to 500 m
500) associare a ciascuno di detti rischi un primo coefficiente direttamente proporzionale alla gravit? del rischio considerato 500) associate each of these risks with a first coefficient directly proportional to the gravity? of the risk considered
600) associare a ciascuno di detti rischi un secondo coefficiente inversamente proporzionale alla distanza dello stesso da detta posizione GPS 600) associate to each of said risks a second coefficient inversely proportional to the distance of the same from said GPS position
700) associare a ciascuno di detti rischi un terzo coefficiente funzione della tipologia di rischio considerato 700) to associate a third coefficient to each of these risks, which is a function of the type of risk considered
800) associare a ciascuno di detti rischi un punteggio pari al prodotto di detti tre primi coefficienti 800) to associate each of said risks with a score equal to the product of said first three coefficients
900) associare a detto immobile un primo punteggio di rischio pari alla somma di tutti i punteggi associati a tutti i rischi presenti ad una distanza inferiore a detto raggio di interesse significativo 900) associate with said property a first risk score equal to the sum of all the scores associated with all the risks present at a distance less than said radius of significant interest
1000) associare a detto immobile un secondo punteggio di rischio funzione della tipologia costruttiva 1000) to associate a second risk score based on the construction typology to said property
1100) definire un coefficiente di riduzione del valore economico di detto immobile, funzione della somma di detto primo punteggio di rischio e di detto secondo punteggio di rischio. 1100) define a coefficient for the reduction of the economic value of said property, function of the sum of said first risk score and said second risk score.
Al fine di determinare detto secondo punteggio di rischio funzione della tipologia costruttiva, detti programmi per elaboratore sono configurati per analizzare detta almeno una fotografia di detto immobile e classificarla, associandola ad una tipologia costruttiva scelta fra un elenco di tipologie costruttive possibili. In order to determine said second risk score as a function of the construction typology, said computer programs are configured to analyze said at least one photograph of said building and classify it, associating it with a construction typology selected from a list of possible construction typologies.
In un primo modo di realizzazione detto elenco comprende: In a first embodiment said list comprises:
- muratura portante - bearing masonry
- muratura portante - bearing masonry
- muratura di pietra senza legante(a secco) - stone masonry without binder (dry)
- muratura di mattoni di terra cruda( ad obe) - raw earth brick masonry (obe)
- muratura di pietra sbozzata - rough-hewn stone masonry
- muratura di pietra massiccia per costruzioni monumentali - solid stone masonry for monumental constructions
- muratura di mattoni e pietra lavorata - brick and stone masonry
- muratura di mattoni e solai di rigidezza elevata - brick masonry and high stiffness floors
- muratura rinforzata e/o confinata - reinforced and/or confined masonry
- calcestruzzo armato gettato in opera - cast-in-place reinforced concrete
Si specifica che il database remoto di cui al punto 300) ? un database contenente informazioni relative ai rischi territoriali ricavati da una pluralit? di fonti, quali ad esempio i piani di rischio comunali, i piani stralcio delle autorit? di bacino, cartografie vincoli derivanti da varie autorit? locali, regionali, nazionali. Is it specified that the remote database referred to in point 300) ? a database containing information relating to territorial risks obtained from a plurality? of sources, such as for example the municipal risk plans, the excerpt plans of the authorities? of the basin, cartography constraints deriving from various authorities? local, regional, national.
Al fine di eseguire una classificazione automatica di detta immagine, preferibilmente detti programmi per elaboratore comprendono una rete neurale di classificazione che sia stata addestrata ad associare fotografie di immobili ad una rispettiva tipologia costruttiva. In order to carry out an automatic classification of said image, preferably said computer programs comprise a classification neural network which has been trained to associate photographs of buildings with a respective construction typology.
In questa maniera il metodo secondo l?invenzione rende possibile in modo rapido ed intuitivo mediante un software dare una prima valutazione tecnico economica sull?esposizione di un immobile ai rischi presenti nel suo intorno e di conseguenza attribuirgli un corretto valore economico senza ricorrere ad una perizia tecnica sul campo che risulterebbe in una prima fase troppo onerosa per il potenziale cliente e comporterebbe tempi troppo lunghi. In this way, the method according to the invention makes it possible in a rapid and intuitive way using software to give an initial technical-economic evaluation of the exposure of a property to the risks present in its surroundings and consequently to attribute it a correct economic value without resorting to an appraisal technique in the field which in the first phase would be too expensive for the potential customer and would involve too long a time.
Claims (6)
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| Application Number | Priority Date | Filing Date | Title |
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| IT102021000000950A IT202100000950A1 (en) | 2021-01-20 | 2021-01-20 | DEVICE AND METHOD FOR THE CALCULATION OF A RISK INDEX FOR THE EVALUATION OF A PROPERTY |
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| IT102021000000950A IT202100000950A1 (en) | 2021-01-20 | 2021-01-20 | DEVICE AND METHOD FOR THE CALCULATION OF A RISK INDEX FOR THE EVALUATION OF A PROPERTY |
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Citations (2)
| Publication number | Priority date | Publication date | Assignee | Title |
|---|---|---|---|---|
| US20060080132A1 (en) * | 2004-10-13 | 2006-04-13 | Hall Greg S | Method for generating, accessing, and managing property inspection reports |
| US20180305014A1 (en) * | 2014-02-28 | 2018-10-25 | Lucas J. Myslinski | Drone device for real estate |
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Patent Citations (2)
| Publication number | Priority date | Publication date | Assignee | Title |
|---|---|---|---|---|
| US20060080132A1 (en) * | 2004-10-13 | 2006-04-13 | Hall Greg S | Method for generating, accessing, and managing property inspection reports |
| US20180305014A1 (en) * | 2014-02-28 | 2018-10-25 | Lucas J. Myslinski | Drone device for real estate |
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