Property valuation is a useful tool in various cases

Requirements for a property valuation report for the court

An assessment may be assigned without fail if the information provided is unreliable or incomplete. If the plaintiff is exaggerating the claims and the defendant is trying to reduce them, a real estate valuation report prepared by an independent expert will become the main document for the court in making a decision. If the report is drawn up correctly and complies with Russian legislation, federal and international standards, then it is an official document with legal force.

The results of property valuation for the court must be justified; the expert appraiser must indicate all approaches and indicators that were used, calculation formulas, conduct a market analysis, and draw up a detailed description of the property. To do this, the independent appraiser must be sufficiently qualified and experienced. Often, when considering cases, his presence in court is required. The law requires that he be a member of the SRO (Russian Society of Appraisers) and also have a professional liability insurance policy. He can work on the staff of an appraisal company or conduct private practice.

How can the value of a share decrease?

As there are factors that increase, and, conversely, those that reduce the price of housing. These include:

• A large number of apartment owners.
• Inability to allocate a separate room as a share.
• Reluctance of co-owners to accept the new owner of the share.
• Old house, lack of renovation and poor technical condition of communications.
• An area lacking the necessary infrastructure.
• Expensive housing costs.
• Unequal shares.
• Presence of minor owners

In general, negative factors are the flip side of positive ones that increase the price.

Features of judicial real estate valuation

Various real estate objects (residential or commercial) may appear in legal disputes:

• apartments (rooms);
• Houses;
• cottages, dachas;
• land.
• office buildings;
• garages;
• technical structures;
• warehouse, production premises;
• Construction in progress.

When determining the market value of an apartment for the court, the expert takes into account the general state of the real estate market in the region, as well as criteria relating to the building in which it is located and the housing itself. Pricing factors include:

• location;
• transport connection;
• infrastructure development;
• year and type of construction, degree of wear;
• number of storeys;
• condition of the local area, entrance;
• availability of an elevator, security, parking;
• square;
• number of rooms;
• layout;
• finishing;
• presence of a balcony.

The demand for commercial real estate depends on the intended purpose, the availability of communications, a separate entrance, and the possibility of redevelopment. It is necessary to take into account a lot of data, compare it with similar analogue objects, adjust the results and, based on these calculations, determine the final price.

When dividing a property, an assessment (forensic examination) carried out by a disinterested person will provide the necessary level of reliability, which is more likely to satisfy all parties to the conflict. The same applies to disputes with government agencies when the owner of property seized for state needs does not agree with the amount of compensation or the tax rate if he believes that the property is overvalued. Also, the amount of the state duty upon entering into an inheritance will depend on the value indicated by the appraiser.

During a lawsuit over a flood or fire, no matter whose fault it occurred, a fair assessment of the damage is also needed to determine the cost of restoration and repair work. If you are the culprit, you will not have to overpay, and if you are the victim, you can count on sufficient compensation. The report will not be the last argument in negotiations with the insurance company.

Negative factors

Each negative factor subtracts a percentage from the cost of the part. In some cases, the sale of an object is completely unprofitable. In such situations, citizens sell shares to “black realtors” for a minimum cost in order to get at least some money.

List of factors:

1. Large part size (-20%). The owner wants to receive an ideal share. However, in practice, this is not possible. Therefore, most are often overvalued.
2. Inability to view the property before selling (-50%). This means that the owner does not have access to the apartment. The option is suitable for registration.
3. Many residents (-50%). Regardless of the size of the share, it is difficult to live in an apartment where someone else’s family lives. In addition, this is an additional burden on the plumbing. In addition to the co-owner of the share in the housing, members of his family have the right to reside.
4. Expensive apartment (-100%). If luxury housing is being assessed, then the chances of selling part of it are almost impossible. It is easier to buy a whole home than a share in an overly expensive apartment.
5. Co-owner who is on the waiting list for a subsidy (-30%). The lack of personal funds from the co-owners is the reason why it is impossible to get an exchange. If additional payment is required, they will refuse. And receiving assistance from the state can take decades.
6. Presence of minor co-owners (-30%). The sale of a child's share is possible only with the consent of the guardianship department. It is quite difficult to obtain. Therefore, it will be difficult to get an exchange. The more children, the more difficulties with the apartment.

What is retro-valuation in forensics?

Litigation can last for years. During this time, significant changes may occur in the real estate market. For example, if the subject of the dispute is an apartment that was sold several years ago without the knowledge of the co-owner, who now wants to receive compensation through the court, then the amount of these payments will be based on its value at the time the transaction was concluded. That is, property is assessed retrospectively based on archival information, as well as indexation of the amount using various coefficients.

In this case, the appraiser requires a standard package of documents:

• customer's passport;
• technical documentation (cadastral, technical passport with plan and explication);
• certificate of ownership.

The examination takes 2-3 days. For commercial buildings and land plots, the list of documents is slightly different, and the deadlines increase to 5-7 days.

Positive factors

The more positive factors the share has, the higher the final cost of housing.

Estimated

A real estate appraisal for court in Moscow can be ordered at. The initial consultation is free. We provide all types of appraisal services (for processing a loan, inheritance, marriage contract, purchase and sale transactions), represent clients' interests in courts, and work with legal entities and individuals. If you apply again, you get a 20% discount.

The company employs eight experienced appraisers, including those specializing in forensics. Their professional liability is insured. An agreement is signed with the client, it specifies the goals, objectives of the inspection, details of the parties, the amount and procedure of payment. A personal manager will inform you about the progress of work, arrange an inspection time, and answer questions.

We guarantee confidentiality, reliability and unambiguity of the results. The report complies with legal requirements, is bound, numbered, and sealed. All calculations were carried out correctly, the conclusions were substantiated, and the approaches used comply with federal and international standards. It also contains a detailed description and photographs that allow unmistakable identification of the object. The judge will have no reason to reject the report prepared by our experts, and opponents will not find inaccurate data in it.

Correct valuation of a share in an apartment: quick sale of a share

The share in the apartment, if valued correctly, will be sold within two weeks. Otherwise , selling a share in the apartment will not be possible even for a year or more. Many real estate agencies, in order to attract clients, deliberately overestimate the share in the apartment. Knowing full well that the share in the apartment will never be sold at that price. The goal is one, to lure into the office and conclude an agency agreement, so that in the future, through all sorts of manipulations, to obtain from the owner of the share in the apartment a reduction in the previously given assessment of the share to its real market value. It is impossible to sell something for more than it is worth; you should not harbor illusions and wishful thinking. Unscrupulous realtors, throwing dust in the eyes, impose their services for the sale of shares in every possible way. Don’t let yourself be deceived, study the shared ownership market in Moscow, look at shares in apartments offered for sale and you will understand that the price order for shares in an apartment has long been established and there are no exceptions to the rules. The main indicator when assessing the share of an apartment is 50% of what can be obtained through a joint sale. Everything else, with rare exceptions, is plus or minus 10%.

Who will conduct the assessment?

To correctly determine the price, you need to contact trusted specialists. These are licensed organizations or private professionals who have been practicing in the valuation of suburban or urban real estate for more than 12 months.

The appraiser is obliged:

• have a higher economic education in the field of real estate valuation (legal education with additional courses in valuation activities is acceptable);
• insure against errors in the results;
• be a member of an SRO;
• pass qualification certification.

It is advisable to check the reputation of the specialist.

So, let's look at the advantages:

• Free access to the apartment is one of the best advantages; it easily adds +30% to the price. This means for the buyer a quick start to using the property after he actually becomes its owner. Free access is guaranteed to save a lot of time, money and nerves that are spent on judicial or forceful settlement, and therefore makes the share being sold more attractive to a wide range of ordinary, ordinary buyers or private investors. At the same time, a share in an apartment to which there is no free access, in particular, for example, due to the residence of aggressive Shareholders, will be bought only by a completely desperate buyer or apartment raiders. Therefore, when a share is sold without viewing, the bargaining can be quite decent, and the starting selling price is always much lower than its analogues.
• The presence of several rooms in an apartment according to the number of share owners is also the most significant factor in increasing the share price by +50%. Ideally, this plus works when the number of rooms corresponds to the number of Shareholders themselves or the total number of shares. For example, the ideal option is 1/2 share in a two-room apartment, 1/3 share in a three-room apartment (let there be two more owners with equal shares or one with 2/3). In this case, the buyer has a high probability of receiving an isolated room as a share. The minimum cost of any (even the tiniest) room in Moscow, as of spring 2013, is at least two million rubles. Thus, the presence of several rooms also significantly expands the circle of potential buyers. The prospect of grabbing a room with the prospect of traveling is always very appealing to the common man, and it’s also a good start for professionals.
• The large total area of ​​the apartment is another circumstance that significantly increases the cost of the share in it by +30%. The large area of ​​the apartment means the possibility of traveling in the future. The buyer of an apartment share always hopes for the possibility of leaving with his future Shareholders, even if at the moment he needs the share for living. No one will dispute the fact that, for example, an apartment with a total area of ​​70-80 sq.m. can easily be exchanged for two apartments of 35-40 sq.m. each. Simply put, a big three-ruble apartment is divided into two one-room apartments inside Moscow. From a two-room apartment you can still travel to the region, but where can you go from a one-room apartment? Only with an additional payment, which Shareholders may not have. Thus, to underestimate the role of a large apartment area when an assessment of the share in an apartment in Moscow is needed is, to say the least, not reasonable.
• One Shareholder is a very good circumstance for the price of a share, increasing its value by +20%. As you know, it is much easier to come to an agreement with one person than with two, not to mention a larger number of them. It is quite natural that shares in apartments where there are more than two shareholders are considered difficult to sell. And if there are more shareholders than fingers on one hand, then such shares are generally sold only for registration, and cost from 100 to 300 thousand rubles. Although, there is no point in generalizing, because everything depends on each specific situation when the share in the apartment is assessed . However, when there is only one Shareholder in the apartment, this facilitates the everyday use of housing and simplifies travel options. However, one should also take into account the presence of close relatives with whom a single sharecropper can easily share his share, complicating the situation in the apartment.
• The co-cropper has other housing but, at the same time, lives on a share - this is a good moral incentive for more active actions. a significant role in such a process as the valuation of a share in an apartment , however, it has a positive effect when selling a share. This is something like a free bonus for a potential buyer. The presence of other housing indicates that such a Sharecropper has too little stimulation for active resistance, since in any case he has a roof over his head. In most cases, it usually turns out that the Co-Shaper rents out his housing to tenants, while he himself, at this time, lives happily at the expense of other Co-Shapers, using both his and their shares for free. Whatever you say, motivation in matters of settling shared ownership is far from the last thing. At the same time, it is always stronger for those who have nowhere to live.
• A vacant apartment is always the most significant addition to the price +100%. This is a case when no one is registered or living in the residential premises. The option to buy a share of an apartment and use the entire apartment tempts many people. Valuing a share in an apartment of this type is a special process! To use the entire living space, even for a short time - until the sharecropper comes of age, until the end of his sentence, or who knows what, greatly expands the circle of buyers from among ordinary people, and, sometimes, creates competition among them when purchasing. Move in and live, or rent out for a few years - this is a good prospect for many fortune hunters.

Important! Now it’s time to talk about the circumstances under which the assessment of the share in an apartment in Moscow gives a minus .

In principle, if everything that was mentioned earlier is considered as a plus, consider it from the opposite perspective, i.e. if the situation is exactly the opposite, then this is already a minus. But there are also some disadvantages that also significantly affect the price. So, let's begin:

• The presence of minors living as Shareholders is definitely -50%. The presence of a minor, especially a minor Joint Shareholder, opens up a bright prospect in the event of an expected departure, a long and tedious search for the guardianship and trusteeship authorities. The latter will strictly demand not to worsen his living conditions in the area and living space, which negates the material benefits of possible resettlement. In connection with this, the potential buyer will have to squeeze himself, therefore, this circumstance pulls the price of the share down. In addition, this option is also not suitable for raiders, since the presence of a minor co-owner narrows the range of their options due to the close attention to the living conditions of minors from various law enforcement and other human rights bodies. Thus, assessing the share in an apartment with a minor is not an easy task.
• Solicitors are on a waiting list - of course, this is a big minus, probably -30%. Although in many advertisements we come across this argument, presented as a virtue by inexperienced realtors. At first glance, what seems to be wrong with this? Here it is - the light at the end of the tunnel, however, it is like the light of a distant star, which is several parsecs of light years away. And if you get into trouble, there is no turning back. People are guaranteed to live in this apartment who have no money for any additional payments, and the only thing they count on in this life is that our thieving state will allocate them some kind of housing in about 10-15 or 15-20 years ... You can immediately give up the prospect of leaving. These guys won't go anywhere for any price. In short, a long-term investment with a difficult present and an unclear future.
• A very expensive apartment is a specific disadvantage that can put an end to the sale of its share. According to our assessment, this is all -100%. How to generally determine the value of shares in very expensive apartments has always been and remains a mystery. Estimating the share in an apartment of this kind is very difficult. In our professional opinion, this is impossible in principle. In advertisements for the sale of shares of apartments, you occasionally come across options worth several million dollars in various types of penthouses. We do not have experience in selling and purchasing such exclusive shares of apartments. In our opinion, these options are doomed to failure, because people who have that kind of money are engaged in a completely different business, and what kind of Shareholder will be waiting for you in such an apartment, and what kind of opportunities he has is difficult to even imagine. Buying a share in a very expensive apartment is simply unsafe. It seems to us that the risk limit in this business is approximately 5-6 million rubles. Agree that it would be naive to believe that someone will offer you 1/2 share of an apartment worth 100 million for 5-6. And to buy a share for 20 million, who do you need to be? Those who have such free money usually engage in other, less risky activities.
• A densely populated apartment is such a disadvantage, so be healthy! It's -30%, or even more. Even when there is only one co-shareholder in the apartment, but seven more family members are registered as renters, this option will be completely uninteresting to a wide range of buyers who clearly do not expect, when using the living space, to queue for the bathroom in the morning in order to get into it in the evening. A large number of people living is a big problem! All of them, along with the Joint Shareholder, have the right to use all residential premises. This factor is especially aggravated if among them there are minor children and pensioners. Such a share will be of interest only to raiders, and only if it has a lot of other advantages. The average person, of course, will be immediately put off by this factor. The average person is looking for simpler and more convenient investments for their money. In our opinion, if 3-4 more people are registered and living together with the Shareholder, then this is already a very difficult option to sell.
• Selling without viewing always greatly complicates the process of selling a share of an apartment. This factor will easily reduce the price, depending on other circumstances, by -30%, and no wonder. The circle of potential buyers is quite narrow, for whom the personalities living in the apartment are not particularly important. The raiders, of course, are completely indifferent to this, because they are not moving into the apartment the color of the Russian intelligentsia, but specific Banderlogs. But the bulk of the future Common Shareholders, from among ordinary people, want to have calm people as neighbors, and not noisy and aggressive drunkards and drug addicts, or other extraordinary characters. How can you find out who you will have to live with if you initially cannot even get into the living space? You can, of course, draw certain conclusions about the residents by looking at the windows and the front door, but this will be too abstract an idea. The valuation of a share in an apartment sold without viewing must always be adequate.
• Too large a share usually entails its significant overvaluation. The large size of the share is not a specific factor in reducing its price, but in general it has a negative effect on the sales process, and now you will understand why. The optimal share size for sale is 1/2 part. Subconsciously, having each 1/2 share, Shareholders treat each other more respectfully and meaningfully. Because the thought is firmly in their head that their rights are the same. At a time when the size of the share is more than 1/2 (for example: 2/3, 3/4, 5/6, etc.), it is usually regarded by its owner as a certain advantage over other participants in shared ownership, and not The following opinion is rarely encountered: “I own almost the entire apartment! But he only has 1/10, that’s only half a square meter!” As a result of this misconception, in almost 100% of cases such shares are greatly overvalued by both owners and inexperienced realtors. They are put up for sale at almost the cost of the entire apartment. At the same time, of course, no one remembers that the rights of Shareholders are the same, regardless of the size of their share. One can cite hundreds of examples when the owner of some 1/8 or 1/16 received money during a joint sale that was absolutely inadequate to the size of his share. And, on the contrary, the owner of almost the entire apartment was forced to give half the cost of the entire apartment when selling it, to the owner of a completely insignificant share. We believe that it is even more preferable to buy a small share for next to nothing, in order to then skillfully “curt the blood” of the arrogant “giants”.

In our deep conviction, confirmed by a decade of work in the shared ownership market, all shares in size exceeding 1/2 should be valued only as 1/2 and no more, if there are two co-owners in the apartment.

Important! In short, no matter how large the share is, it should be assessed as 1/2 of the apartment and no more, if you have one Co-Shareholder, if there are two Co-Shareholders, then it should be assessed as 1/3 of the apartment (even if these two have 1/10 ), if there are four of you, then it will cost only 1/4, etc. Don't try to fool the world!

When contacting real estate agencies and other companies whose advertisements include an assessment of a share in an apartment, you may end up with an unqualified specialist. An inexperienced realtor in the field of shared ownership can be easily identified immediately, right from the first words. If a specialist assessing shares starts asking you all kinds of nonsense about the assessed share, such as the presence of supermarkets, schools, hospitals, kindergartens nearby, asking about the landscaping of the area, convenient transport accessibility, know that this is a kettle in front of you. Maybe he is a good specialist in the field of selling apartments, but he has absolutely no understanding of shares. What is the use of greenery in the yard and good transport infrastructure if there is no access to the apartment! Walk around the house and admire the nearby schools, kindergartens and supermarkets, without even being able to get inside the living space. You have just learned the main positive and negative qualities on the basis of which the share in an apartment is assessed A competent specialist will initially find out exactly these nuances from you, because... all the rest, when buying a share, have no practical significance, since the above nuances outweigh all other trifles.

Competent independent assessment of a share in an apartment is a labor-intensive process. First of all, you must know the cost of the entire residential premises. This is one of the most important price components of the apartment share. Therefore, initially be tasked with finding out the market value of the entire apartment, so that you can then correctly isolate the value of your share from it. By the way, from what you read above, you should have understood that the cost of the apartment itself can be determined by any realtor over the phone, by comparing similar housing for sale or based on the cost per square meter in the area.

To make all assessment calculations easier to understand, we can offer you a simple formula. And so, first we need to know the ideal price of a share of an apartment. In order to determine the ideal price of a share, we take the price of the entire apartment and divide it by the total number of shares, then multiply it by the size of our share.

Example: Let's say you have a 1/4 share in a typical 2-room apartment in a residential area of ​​Moscow, without any special frills. Let's take the average cost of a two-bedroom apartment in Moscow - it's 6-8 million rubles (depending on the area). Let’s say that your entire apartment costs 8,000,000 rubles (the price of the apartment), divide it by 4 (the total number of shares) and multiply by 1 (the size of your share), the result is 2,000,000 rubles. This is the so-called ideal price.

That is, if you came to an agreement with all the Shareholders to sell the apartment and divide the money equally, then you would get exactly 2,000,000 rubles. However, this does not mean at all that some idiot will buy 1/4 of your apartment for this money. And so, we have determined the ideal price of the share, and now we need to calculate its selling price.

To roughly calculate the selling price, divide the resulting ideal price in half. And so, divide 2,000,000 rubles by 2, the total is 1,000,000 rubles. This is the approximate selling price for your 1/4 share in a typical two-room apartment in Moscow.

In the table it will look like this:

Now, to this calculated estimated selling price, start adding or subtracting the above pros and cons, and you will get the selling price of the apartment share. The disadvantages we have listed above can reduce the selling price to ridiculous, one might say zero, i.e. when your share of the apartment will never be sold for any money (except for registration), alas, this also happens. However, the advantages we have given may well raise the selling price of a share in an apartment to almost the ideal price (as in the case of a fair sale of the entire apartment), or even exceed it; this is also far from uncommon.

Important feature: The method we have presented, as an assessment of the share in an apartment, is suitable only for apartments in the low and medium price category. Residential premises costing approximately 15,000,000 rubles or more are not valued this way. As we already wrote above, the risk limit for purchasing expensive shares of apartments, in our opinion, is about 5-6 million rubles. Therefore, no matter how expensive the apartment itself is, no matter how expensive its share would be ideally, its owner should hardly count on a large sum. A sum of money of 5-6 million is quite enough to solve your housing problem in Moscow. This is exactly what most buyers in the shared ownership market assume. Although, as in any case, there are probably exceptions.

This paragraph is especially for owners of shares in apartments in the center of Moscow (CAO):

If you are the owner of a share of an apartment in the center of Moscow (TsAO), you are unlikely to be able to evaluate it yourself for a number of objective reasons, which do not make sense to describe in this section, since this section is designed for the majority of apartments middle price segment, and without that it turned out to be too voluminous for high-quality perception. Since the overwhelming majority of apartment shares are formed in residential areas of Moscow, the emphasis is placed on them. Therefore, in order not to overload the section with unnecessary information, we decided to devote a separate page to this issue. And so, if you want to evaluate the share of an apartment in the center of Moscow (CAO), then you need to go here: evaluate the share in an apartment in the center of Moscow (CAO).

Attention! We do not at all pretend to the accuracy of the percentage components we have given; these are very arbitrary figures, and they may be incorrect for some individual cases, but they are quite suitable for the bulk of stupid and useless shares that pour out into the capital’s real estate market in batches every day.

A little later we will post on this page an electronic calculator for the cost of apartment shares in order to evaluate the share in an apartment online. According to it, the approximate assessment of the share in the apartment will be significantly easier. Now experts are already working on this issue.

If it is difficult for you to independently assess your share in an apartment, right on this page (below the “Add a comment” block), write the parameters of the apartment, briefly describe the situation in the residential premises, indicate the key points of the assessment indicated in this section, and, as soon as possible, we We will publish the approximate selling price of your share.

If you want to speak personally with our specialist, just call tel. 8 (495) 741-85-39.

If you want to do this not publicly, but privately, then use the feedback form in the CONTACTS section.

If you trust private experts more (we work only with proven specialists), contact them here.

In addition, if your share seems interesting to us, then you will receive a public offer to buy out the share, or, if there is no interest, we will give you practical advice on what to do with it next and what to do.