Assessing the market value of an apartment - instructions on how to find out the market value in 7 steps + 4 ways to save on estimating the market value of an apartment

Certificate of presence/absence of real estate ownership: what is it and when is it needed?

If a person buys housing (receives it by inheritance or as a gift) and formalizes the transaction in accordance with all the rules of Russian legislation, then information about this transaction is stored in the Unified State Real Estate Register (USRN). In fact, a certificate of the presence or absence of real estate is an extract from the Unified State Register of Real Estate, which indicates information about real estate and a person’s ownership of it.

Such a document is issued in paper or electronic form. The completed form contains the date of issue and document number.

If a person does not have real estate, in key sections of the form you will see dashes and the phrases “No data available.”

This is what a paper version of an extract from the Unified State Register looks like if a person owns a home:

In what cases will you need a certificate confirming that a person does not own housing:

• if he plans to stand in line for free housing;
• when applying for a mortgage, obtaining credits, loans;
• when participating in preferential programs to support the poor;
• during the privatization of real estate;
• in disputes over debt obligations;
• in court proceedings regarding the division of property.

What determines the market value of an apartment - an overview of the main factors

The real estate market is unpredictable. There are a huge number of factors influencing the demand for housing. Often the slightest changes in the situation can affect the price in the most dramatic way.

For example, the commissioning of a new factory or shopping center in a microdistrict will increase the cost of housing due to the emergence of additional jobs.

There are also more fundamental factors that have a decisive influence on prices. Let's look at them in more detail and give examples.

Factor 1. Location of the property

Perhaps the most decisive factor is the location of the apartment. Not only the region and city in which the housing is located is important, but even the microdistrict in one locality. This situation arises due to the fact that the socio-economic situation differs greatly depending on the region. The richer it is, the more expensive housing is.

Within one locality, differences in prices are due to the fact that the areas have different infrastructure. Distance from the city center or from the regional center is also considered a significant factor. Therefore, when assessing market value, the territorial factor is first taken into account.

Factor 2. Transport interchange

In a modern city, the quality of life greatly depends on how convenient it is for adults to get to work, and for children to get to school. Therefore, good transport links increase the demand for housing in the area. As demand increases, according to the laws of the market, the market value of housing also increases.

Example

One of my friends bought a two-room apartment with an area of ​​56 m2 in a new building on the outskirts of the city. It cost him 2.5 million rubles. I bought the same apartment in one of the residential areas at the intersection of the main transport arteries. My home costs 3 million rubles.

The thing is that to get to the city center, where the bulk of all jobs are located, from the outskirts you need to change by minibus, which will take at least an hour. From my area you can get there in 15 minutes by several types of transport.

Factor 3. Condition of the surrounding area and entrances

Who among us doesn’t want to live in a house with a cozy, landscaped, clean yard, which has children’s playgrounds. Well-kept entrances also attract the attention of potential buyers.

For motorists, it is important to have parking spaces in the yard. All these nuances are taken into account when assessing the market value of the apartment.

Factor 4. Characteristics of the house

Each apartment building has certain characteristics. There are old houses, the apartments in which are small with an inconvenient layout, the so-called Khrushchev buildings. There are panel houses with not very good thermal insulation. Such housing is much cheaper than modern housing.

In some cases, the cost of an apartment also depends on what floor it is located on. This is especially true for houses without an elevator.

The year the building was built also affects the market value of the apartment in it. This is due to wear and tear of the supporting structures themselves or utility networks. However, if major repairs were carried out in the house in a timely manner, then this factor does not have such a great influence.

The deterioration of the building is taken into account when assessing the market value of real estate. Read more about this process in our separate article.

Factor 5. Total area of ​​the apartment

Size always matters. This advertising slogan is directly related to real estate. It’s not for nothing that the main characteristic of an apartment is its area.

The larger it is, the more expensive the housing. When assessing the market value of an apartment using the comparative method, housing of a similar area is always selected.

Where is it issued?

Information about real estate of Russians is stored in the unified state real estate register - EGRN. There are two places where you can get a certificate of absence of real estate without any problems:

• Rosreestr (extract can be ordered online on the department’s website);
• MFC (MFC employees act as intermediaries, requesting information from Rosreestr).

Information about the possibility of obtaining a document using the State Services portal is incorrect. You will not be able to order this document this way.

Until 1998, documents confirming the availability of housing were received from the BTI (Bureau of Technical Inventory). Contacting this organization and looking for where to get a BTI certificate about the absence of property now makes no sense: from 1998 to the present, information on real estate transactions has been registered in Rosreestr.

Services provided by BTI

Inventory of real estate, maintenance of technical records

Inventory can be primary, which is carried out for the first time, or it can be secondary – when the parameters of a capital construction project change. Technical inventory is necessary for the state management of real estate, as well as for taxation purposes and the conclusion of real estate insurance contracts. Inventory is carried out at the following objects:

• newly built residential real estate objects that have been put into operation;
• objects that were built without permission (“unauthorized construction”);
• objects that have not been completed (mothballed objects);
• modifications of structures (redevelopment);
• objects that are ownerless.

Technical accounting of objects is a database that is used for:

• calculating the amount of property taxation;
• maintaining registers;
• maintaining statistical records;
• registration of owner rights;
• conducting real estate transactions.

As part of the technical inventory, BTI carries out the following types of work:

• a technician visiting the site to inspect it;
• drafting and production of technical documents;
• registration and issuance of technical passport and cadastral passport.

What documents will be needed

If you are applying for an extract for yourself, you will only need a basic set of documents. If you are registering for another person, prepare a power of attorney certified by a notary.

Basic documents for obtaining the service:

• passport;
• receipt of payment of state duty;
• a completed application for the provision of services (if you apply through the MFC).

Additional documents:

• marriage certificate (if the joint property of the spouses is verified);
• if you changed your last name, first name or patronymic, provide documents confirming their change.

Valuation of an apartment for a notary when registering an inheritance.

This assessment of housing is carried out for the purpose of calculating the fee that the notary charges for registering an inheritance case. The assessment made for the notary will not be used in the future by any institution or apartment owner when planning the sale of the property. The report of an independent appraiser on the cost of housing, an apartment in our case, remains in the archives of the notary’s office. And therefore, such a characteristic of the apartment as compliance of the actual housing layout with the BTI plan is not fundamental. Summarizing the specifics of appraising an apartment when registering an inheritance, it should be concluded that the presence of a BTI technical passport in this situation is not necessary. What documents are needed to evaluate an apartment when registering as an inheritance? There are few of them: a certificate of ownership, a passport of the heir, as well as a death certificate. All these documents can be provided to the appraiser in photocopies.

How to get it from the MFC

It is convenient to receive an extract from the MFC if there is no branch of Rosreestr in your locality.

How a certificate of absence of real estate in the MFC is issued, sequence of actions:

1. Prepare your documents.
2. Make an appointment in advance or come and take an electronic queue coupon.
3. When it’s your turn, hand over the documents to the MFC employee and fill out the application form for the service.
4. An MFC employee will check and accept the documents and give you a receipt stating that the documents have been received from you. The receipt will indicate the date when you can pick up the statement.
5. Pick up your statement on the stated date and time.

Service cost

BTI provides services to citizens for a certain price, which is established on the basis of legal acts. More detailed information about tariffs for services can be obtained from the BTI itself at the place of registration of the property. BTI work is carried out on the basis of approved price lists.

Services for issuing documents and certificates are also paid, their cost depends on the location of the object, and is established individually in each specific department and branch.

• So, for a certificate of inventory value you will need to pay 540 rubles per copy.
• The service for providing an extract from the technical passport (form 1a) costs 212 rubles.
• A certificate of identification of an object's address costs 437 rubles (if a graphical application is not required).
• Services for issuing a floor plan are calculated based on square footage, the cost is 3.72 rubles per square meter.
• Issuance of an explanation for the floor plan (certificate forms No. 22, 25) – 180 rubles.

How to get it from Rosreestr online - step-by-step instructions

It is convenient to obtain information from Rosreestr on the official portal of the department by going to the page with the form for requesting information from the Unified State Register of Real Estate. This type of request will only be processed if you have a verified electronic signature.

Step 1. Go to the page for requesting information from the Unified State Register of Real Estate; a certificate confirming the absence of property of an individual is issued after filling out the electronic form. In the “Request Details” section, select a specific area or check the box “Across the entire territory of the Russian Federation.”

Please indicate the specific type of property or property. Indicate for what period the certificate should be issued (check the box “As of date” and mark the dates).

Provide information: Full name, date of birth, SNILS.

After this, select the form in which to provide the information. If you selected email, enter your email address.

If you require a document in paper form, select the “Paper document by mail” option in the “In form” drop-down list. Click on the “Go to applicant information” button.

Step 2. Fill in information about the applicant or applicant's representative. If you are submitting a request on your own behalf, please re-enter the information you provided in the previous step. Check the box “I agree to the transfer of personal data to Rosreestr.” After that, click on the “Go to documents attached to the request” button.

Step 3. At this step, the form is filled out by those who receive an extract by proxy. If you are completing it on your own behalf, skip this step by clicking on the “Proceed to data verification” button.

If a certificate of absence of ownership of residential premises is issued by power of attorney, click on the “Add” button. A form will open in which you must indicate the type of document, its name, series, number, and date of issue. Upload a scanned power of attorney file in tiff, jpg, gif or pdf format and an electronic digital signature file in sig format. After that, click on the “Save” button, return to step 3 of the form and click on the “Proceed to data verification” button.

Step 4. At this step, the data entered in the form, request details, and information about the document are checked.

Check information about the copyright holder and the applicant. If changes are required, click on the “Change attached documents” button. If everything is filled out correctly, click on the “Sign and send request” button.

To sign a request, you must have programs installed on your computer that use a digital signature: Microsoft CAPICOM or Crypto EDS Browser plugin.

Where to order an assessment of the market value of an apartment - review of the TOP 3 appraisal companies

Where can I find out the market value of an apartment and get an appropriate conclusion for relatively little money? I was also interested in this question, and I chose 3 companies, which I offer you a review of.

Please note that the price of the procedure for assessing the market value of an apartment in all three companies is quite reasonable and accessible to everyone.

1) Yurdis

This company is engaged in all types of appraisal activities. All services here are provided in accordance with Russian legislation and compliance with international standards and requirements. In addition to valuation, the company’s specialists are ready to challenge the cadastral value of real estate in court and out of court.

The work completion time is minimal. For example, appraisers can evaluate an apartment that will act as collateral when receiving a loan in just 1 day. Moreover, the cost of such a service is only 4,000 rubles. The valuation of land plots by the Yurdis company is somewhat more expensive - 10,000 rubles, but there are reasons for this.

2) Arcadia

This is also an appraisal company that not only produces the cheapest assessment of the market value of apartments (only 2,500 rubles), but also works with other tangible and intangible assets. To learn more about the Arcadia appraisal company, visit their website. They often offer promotional discounts on their services.

Some services of the Arcadia company, terms of their provision and prices:

3) Global

Of all the companies reviewed, Global has the lowest prices for services. An initial consultation on assessing the market value of an apartment is provided free of charge, and the work itself costs only 1,500 rubles. Of course, to this you need to add on-site travel, the cost of which depends on the distance, but it still turns out inexpensive.

The company evaluates the market value of not only private apartments, but also premises rented for business, which will be of interest to entrepreneurs. After all, it is often difficult to decide on your own how much you can rent or rent a room for.

Although appraisal services are already relatively inexpensive, it doesn’t hurt to save money here. I will talk about this in the next section, but for now I suggest watching the video to better understand the formation of the market value of apartments.

Cost of the service, production time and validity of the certificate

The certificate does not have an official statute of limitations, but to ensure the accuracy of the information, you will be asked to provide recent data received no later than 2-4 weeks ago.

How quickly can an extract on a citizen’s lack of real estate be prepared:

• maximum production time - 30 days;
• The fastest way to issue an electronic version is when using the Rosreestr portal (https://rosreestr.ru/), this takes from a day to several days;
• in the MFC they take longer because time is spent on additional data transfer by MFC employees to Rosreestr).

The cost of the service depends on the following factors:

• in what form did you order the statement - paper or electronic;
• in which territory the information is checked - in one or several constituent entities of the Russian Federation.

The cost of an extract that confirms the lack of housing ownership for a citizen - individual:

Technical inventory in Moscow and the Moscow region

]Smart Way[/anchor] provides inventory and measurement services in Moscow and the Moscow region. We carry out the full range of work, including cadastral work based on the results of the inventory, design inspection of buildings and structures. The cost is calculated individually for each object. Approximate prices for our services can be found in the table below.

Can they refuse and for what reasons?

There are situations when you may be denied service. In this case, the response is sent in writing, indicating the reason for the refusal.

You have the right to refuse to provide information if:

• you have entered your personal information incorrectly;
• you do not have the authority to receive such information (you are not a fiduciary).

You will be denied service if you apply to the wrong address, for example, to the BTI.
You should not find out the cost of a certificate from the BTI about the absence of property, because this organization only has data for the period before 1998. The BTI will not be able to provide you with this information, either for a fee or free of charge, and will forward it to Rosreestr. comments powered by HyperComments