Residential building appraisal report. Estimation of the cost of a residential building with a land plot. Brief information about the location of the object of assessment

When inheriting real estate or applying for a mortgage loan, an appraisal of the house and land is required. It is problematic to carry out the procedure on your own, the result will be approximate.

When an appraisal of a house and a site is required

An appraisal of a house and a plot is required to establish the market value of an object. When registering a sale and purchase transaction, the procedure is carried out on a voluntary basis.

The involvement of an appraiser is provided by law in the following cases:

• Registration of inheritance. It is necessary to identify the cost of the dwelling so that a certificate confirming the right to dispose of the property is issued at the notary office.
• Bank pledge. A credit institution does not issue money without registering an encumbrance. This requires an expert opinion on the value of the property.
• Real estate insurance. To calculate the amount of insurance, it is necessary to obtain data on the value of the property for which the insurance policy is being drawn up.
• Damage assessment. The amount of the amount for the repair work is being determined.
• Registration . The amount of the state duty depends on the value of the property.
• Appraisal of the house for the court. In case of divorce or disputes between the heirs, determining the value of real estate helps to resolve property disputes.

IMPORTANT! The appraisal of a residential building is carried out to calculate contributions to the authorized capital of an enterprise. Founders have the right to contribute money or transfer personal property to the company.

Who has the right to assess the house and land

Independent specialists - persons licensed to conduct expert activities - have the right to assess the house. Appraisers are part of the SRO and have a civil liability insurance policy in the amount of at least 300 thousand rubles.

Real estate owners choose an expert on their own, taking into account the prices for services, reputation and other parameters. However, lending institutions refer borrowers to certain appraisers when issuing a mortgage loan.

ADVICE! SROs that cooperate with credit institutions draw up a report in accordance with the requirements of the bank. That eliminates the risk of sending a document for revision or re-registration.

Assessment procedure for a house with a land plot

The procedure for evaluating a country house consists of a number of stages. The home owner negotiates the terms of cooperation with the appraiser, sets the time frame for the examination. A corresponding agreement is being drawn up.

After signing the contract, the owner of the real estate gives the expert the documentation for the house and agrees on the date of the specialist's visit. In the process of checking, the appraiser takes pictures of the housing, inspects the building for illegal redevelopment.

An independent assessment of a house and a plot is carried out on the basis of one of the methods:

1. Analog. The essence of the examination is to compare prices for such transactions during the year. Based on the results of the analysis, the appraiser identifies the value of the current object. This technique is used in large settlements.
2. Expensive. A feature of the technique is the assessment of the costs incurred by the owner of the home during repairs and. Costly expertise is used to establish the cost of country cottages.
3. Profitable. Used to evaluate city apartments and commercial real estate. Market value is determined by evaluating the return on investment in real estate.

When examining a private house and a plot, the appraiser pays attention to the following parameters:

• Location of real estate (infrastructure development, type of settlement, etc.).
• The state of the building (year of construction, number of floors, area, type of building materials, state of communications).
• The presence of encumbrances on the site and the cottage.

ATTENTION! If the real estate for sale was purchased using borrowed funds and the loan is not repaid, the owner is required to remove the encumbrance from the house and order an updated extract from the USRN.

The period of validity of the report for housing purchased with a mortgage is six months. If not only a house, but also a plot is bought on credit, an additional assessment of the land is required.

What documents need to be provided

To determine the value of a house, the following documentation is required:

• Duplicate ID and TIN of the owner of the property.
• Cadastral passport, etc.
• A document confirming the ownership of the house.

When buying a home in a building under construction, an agreement with the developer is required.

Assessment report

The real estate appraisal report is drawn up in writing. Pages are numbered, the report is bound together, stamped and signed by a representative of the SRO. The average report is thirty pages.

The document contains the following information:

• information about the expert and the customer;
• information on the methods for assessing the dwelling;
• information about the inspected house;
• analysis of the real estate market;
• identification of the market value of the object.

The report for the bank when applying for a mortgage loan contains:

• housing documentation;
• photographs taken during the examination;
• the market price of the property;
• liquidation value (the amount for which the bank will be able to sell the house if the borrower fails to fulfill its obligations).

If the client of the bank independently chose the appraisal company, in addition to the report, attach:

• diploma of education in the field of assessment;
• a document confirming membership in an SRO;
• civil liability insurance policy.

ADVICE! The customer of the assessment must carefully study the prepared expert's report while in the office of the company. This will help you quickly resolve possible issues and understand the nuances.

What the estimated cost may affect

The SRO expert's report affects the following lending conditions:

• amount of the amount;
• loan term;
• interest rate.

If the real value of the object, indicated by the appraiser, is lower than the market value, the bank does not issue the required amount. In such a situation, the borrower needs to:

• request a re-examination;
• conduct an appraisal in another company;
• issue a consumer loan for the missing amount.

It takes three to five days to appraise and report a property purchased using borrowed funds.

Real estate appraisal report is a mandatory written part of a specialist's work and it is this document that is handed over to the client.

But the relationship between a specialist and another person who asked for a service is also fixed in the report and in a special agreement.

One way or another, but the work done and the report drawn up on it indicate that the service was received. The conclusion is a document that has legal force.

If it was compiled by a professional in his field, then the report can be attached to court documents, and can also be used in litigation and litigation, attached to the inheritance case and participate in other transactions provided for by the general turnover of our country.

Assignment for real estate appraisal

Assignment for inspection of real estate objects Is an action that precedes the evaluation procedure. Receiving an order for work, a specialist, so to speak, receives the appropriate assignments. As part of this assignment, he must establish a number of facts. These include:

• study of the object,
• legal characteristics of real estate,
• exact location,
• characteristic of boundaries.

In addition, when reviewing the assignment, the real estate professional must:

• explore all the nuances of the object,
• familiarize yourself with the entries in it in the corresponding register,
• get information from the owner,
• bring up archival documents if necessary.

These actions must be performed by each expert appraiser so that the report drawn up on the basis of the work results contains only reliable information that corresponds to reality.

It is very important to pay attention to who prepares the report.

A specialist appraiser who has the appropriate education has the right to draw up a report. Neither the assistant nor the secretary is authorized to draw up this document. Upon the compilation of the report, the date of its compilation, the signature of the appraiser, as well as the seal, if the client dealt with the company, are put.

But often, in practice, it happens that a specialist forces an appraiser assistant to write a conclusion with all its complex nuances and rules, and the professional himself only puts his signature.

This behavior is fraught with consequences in the form of an illiterate description of the appraisal process and a conclusion on the analysis of the value of real estate due to the lack of experience of the assistant or secretary.

Who prepares the report on the appraisal of the acquired property?

Conclusion on the acquired property, or rather, on its assessment as well only a specialist appraiser has the right to draw up.

The fact is that, before buying a property, future owners ask a professional to check the condition of the property. Only a person with specialized knowledge can accurately describe the condition. This means that it is they who should draw up a report in order to most competently reflect the current state of affairs.

Report price

Talking about the cost of a report on the analysis of the value of real estate is not unambiguous. The cost of a report on the appraisal of the value of a real estate object depends not only on the region where the citizen lives, but also on the object itself. If we are talking about commercial real estate, and we take into account the central zone of Russia, then the cost of the appraisal will start from 15,000 rubles, accordingly, this is the cost of the report.

If we talk about such real estate as a house, a built cottage or a land plot, then the cost of the work of a narrow-profile specialist and the subsequent preparation of the corresponding document will vary from six to 8000 rubles.

If we are talking about an ordinary apartment or a room, then the cost of the apartment appraisal report will cost you an amount, not exceeding 5,000 rubles.

In the regions of the far north, the value of this amount is slightly overestimated, but in the outbacks of the central zone of Russia, on the contrary, it is much lower. And do not worry that the cost of the work on drawing up the conclusion is too high. In any city, you can find alternative options, because a lot depends on the work experience of a particular specialist.

Conclusion on the market value of the property

Real estate appraisal report(a sample report on the appraisal of real estate can be downloaded above) is a document that is drawn up in accordance with the current law of our country, and contains all the results of the assessment of the market value of the object, as well as a listing of all the examinations carried out.

This act may include the following information:

• basic information about the object,
• description,
• the basis for carrying out the actions of a specialist,
• overview of the existing real estate market,
• information on what methods were used in the assessment,
• the possibility of transferring real estate as collateral,
• calculation of the value of the appraisal object,
• and also what documents were used by the appraiser as a source of information for compiling the report.

They must be provided by both the owner himself and some bodies serving the real estate, such as the management organization.

Report on the assessment of the redemption value of the apartment

Apartment appraisal report(we suggest looking at an example of an apartment appraisal report above) is a document drawn up on the basis of the law, and is intended to determine how the redemption value corresponds to the actual state of housing.

In this case, an independent real estate appraisal should foreshadow the foreclosure procedure. It is necessary to determine a fair price.

Its location, layout, ecological state, neighbors and so on are taken into account. The cost analysis procedure is carried out on a general basis, however, the report emphasizes that the apartment is being prepared for purchase.

Conclusion on the assessment of the foundation of a residential building

Residential building foundation assessment report is a document in which there is an expert opinion that describes the foundation of a residential building, talks about its strength, expected service life, as well as various problems that may arise in connection with the operation of the building.

In this situation, the emphasis is on the state of the object. Also, it will not be superfluous to report its width, height, materials used, as well as the year of filling.

Residential house fire damage assessment report

The fire damage assessment report contains the following data.

1. First, the analysis of all the documents presented, as well as the testimony. It is also a review of photographs and their subsequent analysis and examination.
2. Description of all the necessary techniques used by specialists. An approximate justification for each of the methods used, the implementation of the necessary calculations, the preparation of an estimate plan, which includes restoration work after a fire, an approximate calculation of the deterioration of the building, a list of the available package of documents, as well as an inspection plan.

Review of the report

Review of the apartment leakage assessment report drawn up in the case when, for one reason or another, the property was the initiator of the flooding.

In this situation, it is necessary to assess not only the damage that was caused to the apartments below, but also the damage to the property that caused the flood.

In this situation, a specialist appraiser is also called in, who is obliged to bring all the necessary work and expertise in order to establish the cause of the leak and the damage caused, and also generally establish how much the property lost in value due to this incident.

Coordination of the results of real estate appraisal

Coordination of the results of the inspection of real estate- this is a procedure in which two reports, which were drawn up upon the application of the same owner, are compared with each other in order to accurately establish the estimated value of a particular real estate.

In this case, the opinion of the two experts can either agree or disagree, but not significantly.

In this case, an additional assessment is made, and the result is submitted to the owner of the object selected for the examination. A distinctive feature of this report is that it is compiled in the form of a table.

Now you know in what situation which specific report on the appraisal of the real estate object you may need, and on your own, without the help of specialists, you can choose the one you need.

However, only a competent professional can help you draw up this document, whom you can find by the corresponding announcement in the city itself.

Under market value the apartment is understood as its real price, for which the buyer ready to purchase such real estate in a free market and normal competition. In addition to the market value, there is also, which is several less and is used as a tax base for determining the amount of property tax. The market price of the specified property can be determined as on one's own, and with the help of a realtor or appraiser.

In case of holding market value, it is necessary to prepare a series for the appraiser. Based on the results of its activities, a detailed one will be prepared. Also, do not forget that in some real estate transactions it is necessary from the bureau of technical inventory(BTI), which indicates the inventory value (in practice, it is still less than the cadastral).

What is the market value of an apartment?

The market value of an apartment is real price, for which the buyer is willing to purchase such property on the free market under normal conditions competition... That is, the market price should not be influenced by factors other than competitive ones. In this case, the price is formed based on a lot of nuances... These include:

• object layout;
• useful area of ​​real estate for sale;
• the physical condition of communications (heating, water supply, etc.).

It is worth mentioning separately such a factor as location of the apartment... The area, remoteness from schools, hospitals, transport interchanges, large shopping centers, and so on are taken into account. All these conditions can significantly affect the real market price of real estate. It is also worth considering that good redecorating does not always increase the value of such property. You may come across such buyers who are looking for an apartment with finished interior decoration... But more often there are buyers who intend to carry out repairs in their own way.

In this way, market price apartments are the price for which the buyer is able to purchase property in market (competitive) conditions. The market price is influenced by many different factors that need to be considered.

The cadastral and market value of an apartment: how they relate

The cadastral value of an apartment is the price of a property, which is determined Federal Cadastral Chamber in the course of the assessment carried out in accordance with the Federal Law of July 29, 1998 No. 135-FZ "On appraisal activities in the Russian Federation".

Basically, the cadastral value of the said property is required to pay real estate tax... It is from the cadastral value that the obligatory tax is calculated. Relatively recently, the cadastral value has been significantly increased in an attempt to bring it closer to the market value, however, two indicators did not equal, market and cadastral prices are still differ.

The ratio of the above price indicators is made at the level evaluation criteria, that is, what is taken as the basis for the assessment and the factors affecting the total price. As you know, many factors affect the market value, while the cadastral value is much less. The cadastral value of an apartment is affected the following nuances:

• average price per square meter (taking into account the regional index);
• year of construction of the house in which the appraised property is located.

The difference in the approaches to calculating the price of real estate determines the difference between the market and cadastral values. Market price much higher cadastral.

In practice, the market price is higher than the cadastral price. half or one third... The above prices coincide mainly in the old housing stock, the market price of apartments for which is not high.

In order to sell an apartment, first of all, you need to know its real (market) value. As you know, the cadastral value at which tax is paid is often does not reflect real home price. Therefore, it is necessary to estimate the price in other ways... The property owner has several of them:

• self-assessment;
• realtor's assessment;
• assessment of an independent appraiser.

The first of these options assumes minimum cash costs, however, the maximum of the person's own efforts to determine. The two remaining options mean some financial costs, since the services of a realtor and appraiser are not free. The modern market for the sale and purchase of real estate is mostly occupied by realtors, that is, when selling or buying such property, citizens often turn to them.

However, a realtor can also be hired for simple appraisal of the cost of an apartment, without further services for its implementation.

In this case, a person who wants to know the price will not have to think about determining it independently, but proceed from the price offered by the realtor.

How to estimate the cost of an apartment yourself

Self-assessment of the cost of an apartment involves monitoring similar proposals for the sale of similar property. To do this, you can use popular sites on the Internet or the relevant thematic newspaper products. Should focus on similar parameters:

• district;
• square;
• number of rooms;
• other factors that in one way or another affect the price of the specified property.

Having found similar offers, you need to pay attention to the fact that persons selling their housing can overcharge the price at their own discretion.

In addition, if the apartment is being sold in Moscow or the Moscow region, then you can use online calculator apartment prices. In this case, it is necessary to fill in all the columns and get the result. In the case of other regions of the country, it will be necessary to monitor proposals on one's own... However, on various sites there are convenient search services, in which you can specify data similar to the property being sold to search for similar options.

Dergunov V.I. planned to sell a one-room apartment. Considering it inappropriate to spend money on the services of a realtor or an independent appraiser. After reviewing several sites, such as Avito and From Hand to Hand, and comparing similar offers for the sale of an apartment, Dergunov was able to determine the approximate market value of his home.

The cadastral value of the apartment at

On the official website of Rosreestr, there are some convenient Services... For example, by going to the "Services" tab, and then to "Reference information on real estate objects online", you can determine the cadastral value real estate object.

To do this, you must indicate the cadastral number or correctly determine the address of the apartment. If the cadastral valuation was carried out, then such information will be indicated by the query results.

However, such information will be useful only if the sale of the apartment will take place exactly by cadastral value... If the sale of such real estate is planned for the market, then it is best to use the specified service do not use and turn to other methods of determining the price of property.

Independent appraisal of the apartment

An independent appraisal of an apartment is one of the ways to determine the price such property. Today there are many companies dealing with valuation activities... An independent appraisal procedure may be necessary if it is impossible to determine the value of the property on your own. In addition, experts in this field are well aware of all the intricacies of the apartment purchase and sale market, have special skills and knowledge, which contributes to the establishment of objective market price for the dwelling being sold.

When conducting an independent assessment, the persons carrying it out use a number of methods, the choice of which depends on the subject of assessment. Thus, there are the following assessment methods:

• comparative;
• profitable;
• costly.

The most common method is comparison method... It is used only when there is a real opportunity to compare the subject of assessment (apartment) with analogs... For example, it compares a number of apartments in the same area, with similar years of construction for the entire house, dwelling area and other factors that affect the market price.

This approach is sufficient reflects objectively the market value of the specified property, and also takes into account various manifestations of current trends in the real estate purchase and sale market.

Income method it is mainly used when a profit is made from the property. For example, if an apartment is used for business (first floors of houses, dwelling for daily rent, etc.), then the assessment will take into account estimated income(based on the income already received). The downside of this approach is a small range of applications, as well as the fact that the income taken into account in the assessment is only projected.

Costly method used in the event that the appraised property has no analogues. These are exceptional properties that cannot be compared with other properties at the moment. In such cases, the appraiser calculates spent funds for the construction of such an object. This method may not always reflect the real market price, but this method is universal, since it can be used to evaluate absolutely any property, including an apartment.

Thus, an independent assessment is used to determine the most adequate market value apartments.

Assessment documents

As for most processes related to the implementation or other actions with real estate for the appraisal of an apartment you need to prepare a number of documents:

• certificate of state registration of property rights (from July 2016 - an extract from the USRR);
• information (if any) about (mortgage, mortgage, rent, and so on);
• passport details of the person who ordered the assessment;
• if there are redevelopments - information about them;
• object;
• explication to the plan.

The listed documents must be provided to the appraiser for carrying out the most objective assessment procedure the cost of the apartment.

A report on the appraisal of the market value of the apartment

A report on the appraisal of the market value of an apartment is an official document that is drawn up by an appraiser. Its need is due to the fact that such a document can submit to court as evidence, use as justification of the property price... Like any other official document, the report must contain certain information. In this way, the assessment report includes:

• information about the customer and the appraiser;
• description of the assessment method;
• description of the appraisal object (apartment);
• analysis of the market for the sale and purchase of similar property;
• calculating the market price of such property;
• photographic materials of the object of assessment;
• information about documents of title.

The report is signed, stitched and numbered, approved by the seal appraiser company.

Also, along with the report, documents on the registration of the company conducting the assessment, certificates and other necessary documents are attached.

BTI certificate on the cost of the apartment

For the execution of some transactions, the owner of the apartment may need certificate from BTI... It can be obtained by contacting the appropriate territorial office of the said organization. You can get such a certificate only the owner of the dwelling, for which the certificate is drawn up. To receive, you must present the following documentation:

• owner's passport;
• certificate of state registration of ownership of the apartment or an extract from the USRR.

The specified reference contains inventory value information apartments, site plan and explication. The listed inventory value is made up of the following factors:

• dwelling area;
• list of communications;
• year of construction of the house in which the property is located.

Inventory value much lower cadastral and market prices. In fact, it includes only construction costs apartments (building materials, internal communications) minus real wear.

Conclusion

In any deal with an apartment, you need to be prepared for the fact that you will have to meet with different types of value of such a property, such as market, cadastral and inventory values. The real price of the said property is its market price, it is on her that you need to focus when making transactions. You can determine this price in different ways, how independently(without financial costs), and with the help of a realtor or appraiser(with payment for their services).

The cadastral value is mainly used for tax purposes, and the inventory for issuing necessary in some cases BTI certificates.

Question

How to determine the market value of an apartment?

I am planning to sell my apartment, but I cannot determine its real price. I have information about the cadastral value. Is this value equal to the market value? If not, how can I determine the market price of my property?

Answer

There are several ways to determine the market price. You can conduct a self-assessment of an apartment by comparing your home with similar offers on the real estate market. If this option does not suit you, then you can contact realtors or appraisers who, for a fee, will assess your property and determine the market value corresponding to your apartment.