The death of a person is the basis for the commencement of the procedure for the inheritance of all his property. As a rule, the main asset that remains after the death of the testator is an apartment.
According to the current Russian legislation, inheritance of an apartment is impossible without determining its value by a professional appraiser. Let us consider in more detail why an appraisal of an apartment is needed for entering into an inheritance, and what is the procedure for assessing real estate.
Firstly, a formal appraisal of an apartment for a notary when receiving an inheritance is a prerequisite for entering into the right to own real estate.
Although the law does not provide for income tax upon entry into the inheritance of close relatives of the deceased, who are most often the heirs, there is a need to pay a state fee for the implementation of notarial acts to formalize the inheritance. The amount of such a fee is calculated as a percentage of the value of the apartment.
At the same time, the only document that is accepted by a notary to establish the value of an apartment is the report of a professional appraiser.
Secondly, appraisal of the apartment is necessary in order to establish the share of the apartment in common property deceased. In this case, it is necessary to analyze the value of not only the apartment, but also the rest of the property of the deceased. Such an assessment is often needed by heirs in order to determine the share of each of them, if the inheritance consists of several movable and real estate. Such a procedure is especially relevant when the deceased did not leave a will or did not write in the will specific real estate objects that become the property of each of the heirs.
Finally, the third reason appraisal of an apartment upon receipt of an inheritance is a lawsuit between the heirs. In order to fairly divide the property, the judge must know its value, which can only be determined using official real estate valuation mechanisms.
Real estate appraisal can only be carried out by a qualified appraiser who is a member of one of the self-regulatory organizations (SROs). The reports of any other specialists, regardless of the real qualifications of the appraiser, are of no importance to the notary or the court and are not the basis for determining the real value of the property. Therefore, always check if the appraiser is in one of the self-regulatory professional organizations.
Separately, it should be noted that the assessment of the market value of real estate, which is necessary for obtaining an inheritance, is carried out by private appraisers. At the same time, the appraisal of the apartment at the cadastral value is within the competence of the BTI. An appraisal of the cadastral value is necessary for paying taxes when donating or selling an apartment, while an appraisal of the market value of real estate is needed for notarial registration of an inheritance.
The evaluation procedure consists of an analysis by the appraiser of all documents provided to him, as well as a visit to the apartment. Some appraisal companies carry out an appraisal of an apartment solely on the basis of the documents provided to them. This method does not allow to accurately determine the value of the apartment, but sometimes it is the only possible one, as, for example, in the case when the apartment is at the disposal of other heirs who do not let the appraiser and customer of appraisal work go there.
Specialists use a comprehensive method of real estate appraisal, approved by the relevant state standards. This method includes both a comparative analysis of an apartment in comparison with similar offers on the market, and the use of coefficients to determine the most accurate value of an apartment based on its technical condition, the general condition of the residential building, location, distance from the metro, etc.
The entire procedure for assessing residential real estate, as a rule, does not take more than 2-3 days. Some appraisers provide services for the accelerated determination of the value of real estate, providing the customer with a report within one business day.
The cost of appraising an apartment depends on the city where the appraisal is made, the area of the property and the qualifications of the appraiser. average cost services of an appraiser in 2019 is 2-4 thousand rubles.
Since the appraiser's report contains the assumption that the value of the apartment is estimated at the time of the death of the testator, the validity period of the appraisal of the apartment is actually equal to the period of acceptance of the inheritance (6 months), if the report is required for the notary. If the report is supposed to be used in a lawsuit on the division of the inheritance, then the appraiser's conclusion is termless, as it shows the value of the apartment at the very moment the inheritance was opened.
An appraisal of an apartment during inheritance is more of a technical procedure than that stage of obtaining an inheritance where real difficulties can arise. However, only working with certified appraisers and obtaining an appraisal report will allow you to formalize the apartment as the property of the heir. Therefore, do not postpone the procedure for appraising an apartment until the last days of the acceptance of the inheritance.
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Real estate, having a large material value is often the subject of litigation. The subject of the dispute can be not only the rights to real estate, but also its value. Regardless of the nature of the proceedings, the price disputed object will always be of central importance, because it determines the amount of claims and indemnifications claimed by the plaintiff. It can only be objectively determined by a real estate appraisal for the court.
Real estate valuation is understood as a set of measures, the purpose of which is to determine the current market value of an individual object on a specific date.
Unlike the cadastral valuation procedure, such activities involve taking into account all the individual characteristics that an object has:
At the same time, market prices established for identical objects are taken into account.
The objective of the valuation is clear - to obtain the most objective and probable value for which an apartment, house or land can be sold on the market, provided that the parties to the transaction act reasonably.
In parallel with the assessment, there is a real estate examination - a comprehensive check of the object for its compliance with the declared characteristics and legal purity.
Both of these procedures are interrelated, as the results of the examination may affect the outcome of the assessment.
Since any valuable object may become a subject judicial trial, real estate is no exception. Disputes regarding objects related to land make up the majority of all cases heard in courts.
Due to the fact that any claim in relation to real estate is of a property nature, claims should be valued in terms of value, determining the price of the claim.
Usually it is controversial: the plaintiff, in his own interests, significantly overestimates the price of real estate, while the defendant, on the contrary, tends to underestimate it. Only an independent assessment of the apartment for the court will allow to judge them and set an objective price. 
Each of the parties to the process can order an event. Given the insurmountable dispute, they rarely manage to agree on who will conduct the examination. As a result, the court often receives several reports on the assessment of the market value of an object at once with different results.
A difference of 10-15% is considered acceptable: if the parties do not mind, you can use the average result of both assessments.
But what if there is a significant difference? Since the judge is obliged to establish the objectivity of each report, he has the right to involve an independent expert. If both assessments seem biased to the court, guided by Art. 79 Code of Civil Procedure, he will appoint an examination.
An application for an independent real estate appraisal may also be submitted by one of the parties, for example, if it has not carried out own assessment, and the results presented by the second party did not satisfy her.
In case of appointment of an independent expertise, the parties have the right to ask the court to entrust it to a specific expert or institution. If the parties do not agree on this issue, the court chooses the appraiser independently.
Based on the results of an independent examination, the appraiser draws up a written opinion for the court (Article 86 of the Code of Civil Procedure). Its results are usually accepted by the court as evidence, but the court has every right to disagree even with the results of the property appraisal assigned to it. In this case, a revaluation is carried out with the involvement of another expert.
As for the evaluation procedure itself, it is carried out according to general rules, which we'll talk about later. The judicial nature of such an assessment is manifested only in the fact that the submitted report will be considered evidence, and the examination will be appointed in a procedural manner.
Judicial valuation of real estate may be required in completely different situations, even when the dispute does not concern the ownership of real estate. Among the typical situations when the assessment of the market value of an object seems inevitable, we can include the following disputes:
One of the most common cases of appointment of an independent appraisal examination in the framework of legal proceedings is the contestation of the cadastral value. This is due to the imperfection of the mechanism for determining the cadastral value, within which the mass valuation method is used, which does not allow taking into account the individual characteristics of the object.
Since the cadastral value determines the amount of property tax, the amount in the declaration is often significantly overestimated. This infringes on the interests of citizens, therefore Art. 24.18 Federal Law No. 135 and Art. 22 of the Federal Law No. 237 of 07/03/2016 allow you to challenge the results of the cadastral valuation in a special commission or immediately in court.
Such disputes are within the jurisdiction of arbitration courts. lawsuit in court of Arbitration on the recalculation of the cadastral value of the building can be submitted during the entire period of validity of the cadastral valuation, until the moment it is included in the information on the next revaluation.
The law defines two grounds for revising the cadastral value:
The most common basis for contestation is the determination of market value. The owner usually orders market valuation from an independent expert and with a report on its results submits statement of claim to court.
An example of a claim for challenging the cadastral value of a building can be viewed below.
If the results independent evaluation the market value will be significantly lower than the cadastral value in the USRN, this will raise doubts with the judge, and he will appoint a new independent expertise object evaluation.
It is possible that its results will differ from the results of the assessment ordered by the owner by 20-50%. Given this, it is important to use the services of reputable, trusted appraisers.
Summarizing the above, pay attention to the fact that:
Assessment of the market value of the propertyis carried out in various transactions, for example, in the sale, purchase, registration of a mortgage loan. Today we will tell you how it is carried out, what types of costs can be calculated, why the procedure is needed in each case.
Real estate valuation is the process of determining the value of a particular property: for example, a production workshop, an apartment, a summer residence, a garage, a private house or another.Real estate appraisalstrictly regulated. Real estate appraisal is carried out by appraisers, whose activities are regulated by the law “On appraisal activities in Russian Federation". It can be a company or an individual entrepreneur.
You can calculate the estimated market value yourself, but the results of such an assessment will not be taken into account by government agencies. The court, Rosreestr, banks take into account only an official document - an assessment report issued by an accredited specialist.
According to FSO No. 2, when carrying out appraisal activities, four types of value of the object of appraisal are used: market, liquidation, investment and cadastral.
Market value of the property- this is the price at which it can be sold in the free market. It is it that is used, for example, by buyers and sellers when discussing the value of real estate, or by legal entities as evidence of certain assets. The market value is determined, depending on market conditions: similar objects are found and the average market price is calculated. It also appears in the evaluation results.
Market value is the price at which a property can be sold.
Liquidation value of the propertyis the price at which it can be sold quickly. So, when calculating the cost, appraisers use an exposure period of 3–4 months. When calculating the liquidation value, an exposure period of 1-2 months is taken. The salvage value of a property is always less than the market value. Usually it is 75-80% of the market price.
The salvage value is the one for which you can quickly sell the property. According to FSO No. 2, when determining the salvage value, the impact of emergency circumstances that forced the seller to sell the object on conditions that do not correspond to market conditions are taken into account.
Investment value of the appraisal object- this is the price for a particular person or group of persons under certain investment purposes. Most often, it is used to evaluate the effectiveness of individual projects, for example, to determine whether a property will generate income when rented out. The investment value is always greater than the market value, because it takes into account the possible profit from the object in the future. If it is less, it means that a bad plan has been chosen, and it is easier to just sell the property at the market price.
The investment value is the value for which you can buy an object for profit.
Cadastral value of the property- this is the amount established as a result of the state cadastral valuation. It is determined by methods of mass assessment, and if this is not possible - individually for each property. The appraiser determines the cadastral value, including for tax purposes.
Less often, other types of value are used in the assessment, for example, replacement.The replacement value of a property isthe amount that needs to be spent on the construction of the same object in current conditions. When calculating it, the wages of workers, the cost of building materials, payment for project materials and other direct, indirect costs are taken into account.
Most often, the appraisal calculates the market value of objects.
According to FSO 1, appraisers can use three calculation methods - comparative, profitable and costly.
The main thesis of the method is that the buyer will not pay more for real estate than the price at which you can purchase exactly the same object. In applying this method, the evaluator must:
🔺 Select units of comparison and compare the object of assessment with similar ones.
🔺 Adjust the value of evaluation units, depending on the characteristics of the object of comparison and analogues.
🔺 Agree on the results of the adjustment.
Depending on the purpose of the analysis, a different period of time during which the objects were sold can be used. In any case, the appraiser selects almost the same property. For example, if he has to evaluate three-room apartment in the center without a balcony - treshki in the center. Then he conducts a comparative analysis of the selected and appraised property, adjusts prices and finds an average.
This method requires the study of a large amount of information and calculations, but allows you to determine the cost as accurately as possible. For example, when calculating the market value of an object in the city center, the appraiser examines numerous analogues in the center.
The essence of the income method is as follows. The value of real estate at the time of valuation is determined as a source of future income. That is, the appraiser determines the potential profit of the object from the moment of appraisal until the end of operation.
When applying the method, the risks specific to the property of the region are taken into account. For example, it can be damage caused by earthquakes in the Far East.
The income method is used in assessing the market value, as well as in investment activity. It corresponds to the key idea of investment: there is no point in paying more for real estate than it can bring in profit.
The main idea is simple: a property cannot cost more than the amount that will have to be spent on its construction now.
This method is used when it is necessary to evaluate real estate objects on the spot. land plots on which they are located. With the cost method, the appraiser takes into account, among other parameters, the cost of the allotment.
When applying the cost method, the expert acts as follows:
🔸 Estimate market value land plot.
🔸 Determines the replacement cost of the building, including the amount of entrepreneurial profit.
🔸 Evaluates the identified types of wear.
🔸 Calculates the total cost of the object. To do this, it adjusts the replacement cost for depreciation and adds the cost of the land.
The most accurate figure is obtained when the appraiser uses three methods at once and takes into account the results of all the calculations received. If the specialist has an unusual goal, he can use other methods of evaluation, for example, mortgage-investment analysis.
The most obvious and main factor that affects the price is the cost of real estate. The cost of real estate is usually understood as the price of Construction Materials and construction costs - wages to workers, costs for project documentation, transportation of materials and others. For example, a private house from a brick with a height of 3 floors will cost more than a cottage of a smaller area with a height of 2 floors from foam blocks.
Also, the cost is influenced by many other parameters that do not depend on the cost of construction:
💎 the situation on the market, for example, if apartments in your city have fallen in price by 20–30% in the last 2-3 months, most likely you will not be able to sell yours at the previous full price: you will also have to make a discount;
💎 seasonality - some objects depend on the season of sale: for example, summer cottages have a maximum price, and in winter it decreases by 15-25% depending on the region;
💎 location - housing in the center is always valued more than similar on the outskirts, because the city center has a more developed infrastructure;
💎 infrastructure of the district or settlement - housing in small villages with 1-2 shops is much cheaper than houses in the city, near which there are kindergartens, schools, shops, clinics and other important facilities;
💎 degree of wear - the older the house, the more money you will have to invest in repairs, so old objects are valued less;
💎 wall material - it depends on it whether it will be warm in the room, so housing made of brick or wood is valued higher than a house made of cinder block, foam block - the latter let in more cold;
💎 ecological situation - real estate near lakes, forests, parks is valued more than housing near large factories, processing enterprises;
💎 the presence of a balcony - it creates additional free space, therefore it increases the value of the property;
💎 characteristics of the yard, for example, if we are talking about apartment buildings, then apartments with a closed courtyard with video surveillance will cost more than similar housing with an open courtyard;
💎 many more options.
All these parameters are taken into account by the appraiser and are necessarily reflected in the final document - the appraisal report.
Evaluation of real estate objects takes place over a different period: from 1-2 days to 2-3 weeks. It all depends on the amount of initial data, the region, the number of orders from the appraiser. In general, the procedure includes 6 stages.
The task for assessment includes the following parameters:
🔍 the purpose of the assessment;
🔍 type of value to be determined;
🔍 setting property rights who evaluate;
🔍 the date of the evaluation.
At this stage, you contact the developer and explain why you need an estimate. As a rule, an appraisal is ordered before applying for a mortgage. In this case, first contact the developer for a list of documents. Pass them on to an appraiser who will calculate the market and salvage value.
If an assessment is needed for an insurance company, the market and liquidation values are also considered.
Already at this stage, the specialist first gets acquainted with the object: asks about its location, area, availability required documents. He also appoints and agrees with you the date of inspection of the property and other work.
At the first stage, the customer must provide the appraiser with all available documents for real estate:
🖋 floor plan, technical plan;
🖋 technical documentation;
🖋 an extract from the USRN indicating the owner, the presence of encumbrances, prohibitions, arrests;
🖋 technical certificate, if there is.
If you need an assessment of an object under construction, you will need other documents. Refine complete list necessary papers at the evaluator: the list may change, depending on the situation.
After setting the task, identifying desired cost and receiving the documents, the appraiser will offer you to sign the contract. It will indicate the terms of the work, your rights and obligations, the procedure for paying for services. Most often, specialists take a full prepayment. The cost of services depends on the region, on average it is 2000–5000 ₽.
The specialist collects information with which he will further substantiate his conclusions about the value of real estate. He comes to the object, inspects and photographs it, checks the compliance of the real state of things and the BTI plan, fixes defects. It also asks you additional questions, such as whether you are using the object for its intended purpose.
At this stage, decidehow to value real estate: selects the calculation method. Most often uses the comparative method, in addition to it estimates the cost of 1-2 others to get accurate results. All formulas used for the calculation and its results are necessarily displayed in the final report.
Real estate valuation is usually carried out according to three main approaches: cost, comparative and income. For example, if an appraiser works with a kopeck piece in the center, and only kopeck pieces on the outskirts were presented on the market, he uses a multiplying factor, because real estate in the center is valued more. And if the apartments presented on the market were sold with a good repair, and you have to evaluate the housing only with a pre-finishing finish, then the coefficient will be decreasing.
All formulas used to calculate the cost are also included in the report.
At the last stage, the specialist generates an assessment report, which he sends to the client. According to the law, the report must be bound and numbered. The document must contain the following information:
▪ main facts and conclusions;
▪ a valuation engagement that complies with laws and federal standards;
▪ information about the customer and appraiser;
▪ assumptions and restrictive conditions used by the valuer;
▪ standards for valuation activities;
▪ analysis of the market and other external factors that affect the cost;
▪ description of the assessment process;
▪ agreement of results;
▪ appendix to the report with copies of documents used by the appraiser.
The document must be numbered page by page, stitched, signed by the appraiser, sealed with his personal seal. If the assessment was carried out by several specialists, all of them and the head of the appraisal company must sign and seal.
Real estate appraisal for a mortgagefirst of all, to the bank - so that he understands how much money to issue to the borrower. Also, the cost estimate allows you to understand how much money the bank will receive if the borrower ceases to fulfill its obligations, that is, pay the mortgage. Moreover, the bank takes into account two values: market and liquidation, and takes into account the smaller one: usually it is liquidation. The amount of the mortgage is usually equal to or less than the salvage value of the home because the borrower contributes some of the money himself.🔔 When reorganizing the enterprise.Property valuation in this case is used to understand how many assets a company has. You can evaluate all available objects owned by the company and see total amount assets.
🔔 When selling real estate.Valuation is needed by both the seller and the buyer. To the seller - to understand at what price a residential property can be sold. To the buyer - to make sure that he is not being deceived and is not artificially overpriced.
🔔 For housing exchange.When two parties to a transaction go to the exchange, they both want to "do not lose." The valuation of residential real estate will help with this: the participants in the transaction will be able to adequately assess the value of both objects, and none of them will remain in the red.
🔔 For collateral.Residential properties can be used as collateral. In this case, the bank also requires a valuation. This is necessary so that the bank knows the amount that it can help out if the borrower does not pay the loan. As in the case of a mortgage, the lower value, that is, the liquidation value, is taken into account.
For example, you want to know the market value of a large 63 m² studio. To do this, you need to see how much similar objects cost. Since you do not have access to the USRN, which stores information about completed transactions, you need to study the available offers on the market. Visit any site with ads for the sale of real estate. To make your job easier, look for similar properties in your area.
Find 5-6 apartments that are as similar as possible to yours according to the following characteristics:
🔹 location, infrastructure of the area;
🔹 type, design of the house;
🔹 finishing class;
🔹 the number of rooms;
🔹 state - under major, cosmetic repairs, with a fresh finish;
🔹 floor, the presence of balconies, loggias;
🔹 kitchen area.
Choose analogues and adjust the price of each by 3-5% - the possible discount during the auction. Calculate the cost of 1m² in each similar apartment. To calculate the market value, determine the arithmetic average of the price of 1m² for similar apartments and multiply by the area of your apartment.
Add up the cost of all found objects and divide by the number of objects - this is how you find the average market price. For example, in our case, it will be 3,160,000 ₽.
If you list a house for sale at the average market price and do not get any response, try reducing the price a little - it may be high.
You can conduct a real estate appraisal on your own, but the results may be far from reality, and your opinion will not be accepted by a bank or government agency. Real estate appraisal by a specialist is needed for many types of transactions, for mortgages, loans with collateral. It costs money, but is more accurate.
14.03.2008 08:36 [ Appraisal company "Corporation EVALUATION" ]
This article is devoted to real estate valuation and is addressed primarily to people interested in pricing issues in the real estate market, as well as the methodological and legal foundations of real estate valuation.
real estate, or real estate, - these are land plots, subsoil plots, isolated water bodies and everything that is firmly connected with the land, that is, objects that cannot be moved without disproportionate damage to their purpose. This concept also includes the rights, interests and benefits arising from the ownership of real estate.
Real estate in our country is in free civil circulation and is the object of various transactions, which often gives rise to the need to assess its value. By definition, an appraisal is a set of actions aimed at establishing the value of an appraisal object. What can act as an object of assessment, if we talk about real estate valuation? Of course, first of all, these are things, that is, various real estate objects. But it can also be separate rights in relation to the property, for example, the right to lease, and obligations (debts), as well as works or services.
Most often in the practice of real estate appraisal, the following types of real estate appear as objects of appraisal:
* land;
* buildings (residential and non-residential);
* premises (residential and non-residential);
* objects of construction in progress;
* buildings;
* subsoil plots;
* forests, perennial plantings;
* isolated water bodies.
When evaluating any real estate object, it is necessary to establish what right to this object is being evaluated in this case. For example, both ownership and lease rights can be valued for the same building. It is obvious that the value of these two types of rights are fundamentally different.
There are situations when the legal rights of third parties who are not the owners of the property exist on the property. In this case, the object is said to have an encumbrance. For example, if a building is leased out on a long-term basis, then in addition to the property right that belongs to the owner of the building, there is also the right of the tenant, stipulated by the lease agreement and the current legislation. Another example of an encumbrance is a land plot, the owner of which, due to the peculiarities of the location of the plot, is obliged to provide the right of passage (passage) through his plot. When evaluating real estate, it is necessary to take into account the presence of any encumbrances, since they, as a rule, reduce the value of the object.
But the objects of evaluation can be not only things, but also rights, obligations, debts, works, services. The right to lease real estate already mentioned above is nothing more than a type of obligation in relation to this property and can act as an object of assessment. Moreover, such an object (the right to lease) can be sold, pledged or contributed as a contribution to the authorized capital of a legal entity.
The main task that is solved in the process of real estate appraisal is the determination of the value of the object. But what value should be determined in each specific case? This question must be answered by the appraiser before proceeding with the appraisal. There are many different types of value, of which the most common is the market value.
Market value is the most probable price at which the subject property can be sold for open market in a competitive environment, when the parties to the transaction act reasonably, having all the necessary information, and any extraordinary circumstances are not reflected in the value of the transaction price. The market value has an extremely wide scope and is determined in cases of purchase and sale or pledge of a real estate object, its contribution to the authorized capital or registration, in cases of inheritance or donation of an object, in determining the taxable base and in many other situations. The market value standard is so commonly used that even legislative level a provision is fixed according to which, if the word “value” is used in official documents (texts of laws, government decrees, etc.) without any explanation, then it is the market value that should be borne in mind. The phrases "actual value", " fair value”, “actual value” appearing in the documents should also be understood as “market value”.
Any valuation begins with the conclusion of an valuation contract and ends with the preparation and submission of a written valuation report to the customer. Let us consider in more detail the process of real estate appraisal using the example of building appraisal. Building appraisal includes the following steps:
* Conclusion with the customer of the contract for evaluation.
* Establishment of quantitative and qualitative characteristics of the building.
* Analysis of the real estate market in the area of the appraised building.
* The choice of method (methods) of assessment within each of the approaches to assessment and the implementation of the necessary estimated calculations.
* Summarizing the results obtained within the framework of each of the appraisal approaches, and determining the final value of the cost of the building.
* Drawing up and transfer to the customer of the assessment report.
When conducting an appraisal, the appraiser uses information from the following documents:
* Certificate of state registration rights to the building being valued.
* Extract from the BTI passport for the building, explication and floor plan.
* A lease agreement or a certificate of state registration of the right to a land plot on which the assessed building is located.
* Help from the copyright holder on the absence or presence of encumbrances.
* Certificate of book value of the building (for owners - legal entities).
The information from these documents, as well as the results of the inspection of the building by the appraiser, are the information base for an objective assessment.
In general, three main approaches are used to assess the value of buildings: cost, income and comparative.
The cost approach is a set of cost estimation methods based on determining the costs required to restore or replace a building, taking into account its wear and tear. The cost approach is based on the principle of substitution, which assumes that a reasonable buyer would not pay more than the cost of constructing a building of similar utility to the one being valued.
The income approach is a set of valuation methods based on the determination of the expected income from the operation of the building. Determining the value of a building from a position income approach is based on the assumption that a potential buyer (investor) will not pay more than the present value of the future income received from the operation of this building (it is assumed that for this buyer it is not important real estate as such, but the right to receive future income from the ownership of this real estate Yu). Similarly, the owner will not sell his real estate at a price below the present value of projected future earnings. It is believed that as a result of the interaction, the parties will come to an agreement on the market price of the building, equal to the current value of future income.
The most obvious, and fully taking into account the ratio of supply and demand in the market, is a comparative approach - a set of methods for estimating the value based on comparing the building being valued with similar buildings, for which there is information about the prices of transactions with them. The application of the comparative approach is based on the assumption that an informed, reasonable buyer will not pay more than the acquisition (offer) price in the same market of another object with a similar utility. In the practical application of the comparative approach, buildings similar to the appraised are considered that have been sold or at least offered for sale. Then corrections (corrections) are made for the differences that exist between the evaluated and comparable objects, because it is very difficult to find two absolutely similar objects. The adjusted price determines the most likely price for the property being valued if it were offered for sale on the open market.
As you can see, real estate appraisal is a rather complicated process, which requires special knowledge. Only appraisers who meet the requirements of the Law “On Appraisal Activities in the Russian Federation” have the right to conduct an appraisal and issue appraisal reports. Not so long ago, this law was amended and, according to the current procedure, appraisers are persons who are members of one of the self-regulatory organizations of appraisers and who have insured their liability in accordance with the requirements of current legislation. At the same time, a self-regulatory organization of appraisers is recognized non-profit organization, created for the purpose of regulating and controlling valuation activities, included in the unified State Register self-regulatory organizations of appraisers and uniting appraisers on terms of membership. In order to become a member of a self-regulatory organization, each appraiser must meet the following requirements:
* have higher education;
* have a special education according to the approved government bodies program in the field of evaluation activities;
* Regularly (at least once every three years) study in special advanced training programs;
* not have an unexpunged or outstanding conviction for crimes in the sphere of the economy, as well as for crimes of medium gravity, grave and especially grave crimes.
The result of the appraiser's work is an appraisal report, which contains the result of the appraisal and describes the entire appraisal process. The assessment report must include:
* the date of the assessment;
* evaluation standards used;
* goals and objectives of the assessment;
* date of compilation and serial number of the report;
* the basis for the assessment (such a basis, as a rule, is an assessment agreement);
* location of the appraiser and information about the license issued to him;
* an accurate description of the object of assessment, and in relation to objects owned by a legal entity - the details of the legal entity and book value object data;
* the standards used to determine the appropriate type of value of the object being evaluated, the rationale for their use in the evaluation of this object, the list of data used, indicating the sources of their receipt, as well as the assumptions made during the evaluation;
* the sequence of determining the value of the object and its final value, as well as the limitations and limits of the application of the result;
* date of determining the value of the object;
* list of documents used by the appraiser and establishing quantitative and quality characteristics the object being valued.
The appraisal report must be page numbered, stitched, signed by the appraiser who performed the appraisal, and also sealed with the personal seal of the appraiser or the seal of the legal entity with which the appraiser concluded labor contract. Consumers of valuation services should remember that only such a document, drawn up in compliance with all legal requirements and applicable valuation standards, will be a real valuation report, which will be accepted in all official instances.
If you need to get detailed professional advice on real estate valuation, you can contact the appraisal company "Corporation" APPRAISAL "by phone: + 7-495-7268674
