A mortgage for a room in a communal apartment is a good option for those who want to acquire their own home, but are not yet ready to buy a separate property. It will be of interest to those who want to move to another city, purchase housing for children while studying at a university, and other categories of citizens. Banks are cautious about this type of real estate, but under certain conditions they are ready to issue a mortgage loan for the purchase of a room in a communal apartment.
Is it possible to buy a room in a communal apartment in 2021
A room in a communal apartment is a part of common housing that belongs to a specific owner (one or more). Like any other real estate, it can be sold, including using mortgage funds. However, there are a number of nuances, namely, the bank’s positive decision to lend a room in a communal apartment depends on how this room is decorated from a legal point of view.
There are two main forms:
- A room in a communal apartment is designed as a share in a shared apartment. Thus, there is a common property (communal apartment) and there are rooms in it that are decorated as 1/10, 5/10, etc. share from utilities. You can take out a mortgage for such a room in a communal apartment if the entire communal apartment is used as collateral. When the last share of such a communal apartment is bought by the owner of all other rooms and the apartment is pledged to the bank as a whole, the bank does not have any questions. If there are other owners, then you need to get permission from them to pledge the entire apartment, but who needs it, so that his share is pledged to the bank for a stranger?
- A room in a communal apartment is designed as a separate object. Thus, this room has its own certificate of ownership and can be sold without problems, including using a mortgage.
Vasyukovich Artem
Mortgage expert. In lending since 2005. Editor-in-Chief IPOTEKAVED.RU
Important point! For a bank, housing such as a room is always a risk of getting an object as collateral, which will be problematic to sell at a reasonable price and cover its costs if the borrower stops paying the mortgage. For this reason, not all banks work with mortgages for a room in a communal apartment. We present a complete list of banks below.
Another option for buying a room in a communal apartment with a mortgage is to provide other real estate as collateral. In this case, the bank will only be interested in the collateral. What room and how it will be decorated will not matter to the financial institution.
Requirements for the purchased room
In these circumstances, Sberbank has special requirements for the premises, that is, for the room that the borrower intends to buy.
And here's what they are:
- The premises must be residential, which presupposes that the property complies with sanitary and housing standards (the presence of electricity, heating and other communications characteristic of this type of property is required);
- The owner of the residential premises should not have debts on property taxes and utility bills;
- The purchased room must be located in a house whose wear and tear is no more than 50%;
- The room should not have any encumbrances, including those registered in it, for example, minors or citizens who, by law, cannot be deregistered.
These are the main, but far from the only requirements for the property being financed.
Thus, in accordance with the bank’s policy, a potential client has the right to apply for a mortgage loan in the following cases:
- if the borrower intends to buy a separate room as part of a communal apartment;
- if the borrower plans to buy out a room in an apartment that belongs to him by right of ownership.
In the second case, the borrower, in addition to the purchased room, will have to pledge the entire apartment to the lender. At the same time, to complete the transaction, the consent of other owners of the residential premises will be required, if there are several of them.
In addition, Sberbank may impose a requirement regarding the location of the purchased room, according to which the object must be located in a building that has a corridor layout system, or refuse to approve the loan if the purchased room is located in a dormitory.
Thus, it is quite possible to buy a room at the expense of Sberbank, however, first it is advisable to consult regarding the compliance of the purchased premises with the requirements established by the credit institution.
It might be interesting!
Mortgage for Sberbank salary clients in 2021
Banking conditions in 2021
At first glance, mortgage conditions in different banks may seem similar. But there are many differences between them. For clarity, the table shows a comparison of the main conditions of mortgage loans from banks:
| Bank's name | Bid | Down payment amount | Minimum loan amount |
| Sberbank | from 7.3% | from 10% | 300,000 rub. |
| VTB | from 7.4% | from 10% | 600,000 rub. |
| Gazprombank | from 7.5% | from 10% | 100,000 rub. |
| Rosselkhozbank | from 7.5% | from 15% | 100,000 rub. |
| Bank FC Otkritie | from 7.6% | from 10% | 500,000 rub. |
| Promsvyazbank | from 8.1% | from 15% | 500,000 rub. |
| Rosbank | from 6.39% | from 10% | 300,000 - 600,000 rub. |
| Alfa Bank | from 6.5% | from 10% | 600,000 rub. |
| Bank DOM.RF | from 8% | from 10% | 500,000 rub. |
| Raiffeisenbank | from 8.19% | from 20% | 1,000,000 rub. |
| Bank AK BARS | from 7.75% | from 20% | 500,000 rub. |
| Bank Uralsib | from 8.19% | from 15% | 300,000 rub. |
| Sovcombank | from 9.82% | from 10% | 300,000 rub. |
| Bank "Saint-Petersburg | from 8.49% | from 10% | 500,000 rub. |
| ATB | from 7.6% | from 10% | 500,000 rub. |
| Absolut Bank | from 9.25%; | from 20% | 300,000 rub. |
| RNKB | from 6.8% | from 10% | 600,000 rub. |
| Transcapitalbank | from 6.24% | from 10% | 300,000 rub. |
| Zapsibcombank | from 7.4% | from 10% | 600,000 rub. |
| ICD | from 6% | from 15% | 1,000,000 rub. |
| Bank Center-invest | from 7.5% | from 10% | 300,000 rub. |
| UniCredit Bank | from 8.9% | from 20% | 700,000 rub. |
| Metallinvestbank | from 7.5% | from 10% | 250,000 - 500,000 rub. |
| SMP-bank | from 8.09% | from 15% | 400,000 rub. |
| Kuban Credit | from 7.77% | from 10% | 300,000 rub. |
| Bank Levoberezhny | from 6.69% | from 5% | 300,000 rub. |
| Primsotsbank | from 6.89% | from 10% | 300,000 rub. |
Requirements for the borrower and room
Each bank independently determines the requirements for borrowers and real estate, which will serve as collateral for the mortgage. To receive a positive decision on the application, the client must meet the following requirements:
- Age from 18 years. Many banks increase the minimum borrower age to 20-23 years.
- Citizenship – any. Some banks issue mortgages only to Russian citizens.
- Having a regular income. It should be sufficient for timely payment of the mortgage and other obligations the client has. It is better if the income is official, but it is possible to obtain a mortgage loan even in the absence of an agreement with the employer.
The apartment in which the room is located must have a separate kitchen and bathroom. The house in which it is located should not be included in the list for demolition or reconstruction. No third party encumbrances should be placed on the property.
Additionally, it is necessary that the procedure for using real estate be determined by documentation, for example, by a court decision or agreement. In addition, the real estate seller must comply with the rules regarding the priority purchase of a room by other homeowners in a communal apartment.
The bank has the right to put forward other requirements regarding the room, apartment or house in which it is located. For example, some banks refuse to issue mortgages for the purchase of rooms in communal apartments located in very old buildings.
Mortgage for a room in 2021 – conditions
The main parameters of such loans are comparable to the usual secondary mortgage. In particular, if we talk about the amounts lent, the down payment, requirements for the debtor, etc. The main nuances concern the real estate itself.
First of all, it is important to consider that the room must be located in a room with a separate kitchen and bathroom. That is, it will most likely not be possible to buy living space in a dormitory or communal apartment. The products are only applicable to apartment shares.
Additionally, it is worth considering the pre-emptive right of purchase of the owners of other parts of the property. Here you will have to not only observe this nuance, but also document this fact. For example, if someone has a preemptive right, they will need to provide a notarized waiver of it.
In addition, you will have to prepare another non-standard document. This is the procedure for using a room that will be purchased with borrowed funds.
At the same time, the most correct option for obtaining information about the exact set of documents is to contact the bank of interest. He will determine the necessary list, depending on all the details of the situation. Starting from the client’s personal data to the type of property.
Mortgage conditions for a communal apartment in Sberbank
The largest bank in the Russian Federation, Sberbank, offers a mortgage for the purchase of a room in a communal apartment as part of the Secondary Housing program. It allows you to borrow from 300 thousand rubles for a period of up to 30 years. This allows you to purchase even relatively inexpensive objects on credit.
The minimum down payment on a mortgage for a room at Sberbank is 10%. But this condition applies only to salary card holders. For other categories of clients it is higher – 15%. But all borrowers without exception are advised to try to make a down payment of at least 20%, otherwise the bank will apply an interest rate surcharge of 0.4%.
| Interest rates | Base rate | Allowances |
| Ready housing | 8,2 | +0.3% - if the apartment was not purchased through the domclick website +0.3% with PV from 15-20%, + 0.5% if there is no Sberbank salary card, + 1% if insurance is refused; +0.8% for a mortgage using two documents + 0.3% if you refuse electronic registration of the transaction |
| Campaign "Young Family" | 7,8 | +0.3% - if the apartment was not purchased through the domclick website +0.3% with PV from 15-20%, + 0.5% if there is no Sberbank salary card, + 1% if insurance is refused; +0.8% for a mortgage using two documents + 0.3% if you refuse electronic registration of the transaction |
The base rate under the program is 7.8% per annum. For young families (including a single parent with a child) it is reduced to 7.3%. The following types of surcharges can be applied to the base rate:
- 0.3% – if the room is selected without using the DomClick portal;
- 1% – for refusal of personal insurance;
- 0.5% – for those who receive their salary not through Sberbank;
- 0.8% – in the absence of income documents;
- 0.3% – if the client does not want to use the electronic transaction registration service from Sberbank.
There are no fees for issuing a mortgage at Sberbank. The client will have to repay the debt in equal monthly payments. Early repayment of debt with interest recalculation is possible at any time.
TOP 3 banks that issue mortgages for a room in 2021
The list of structures that offer the products in question is very small. It includes only three banks. Moreover, the audit covered not only the largest market players, but the TOP-100 in terms of the volume of their own assets.
| Place | Bank | Minimum rate (% per annum) |
| 1 | Rosbank | 6,89 |
| 2 | TKB Bank | 7,24 |
| 3 | Bank Zenit | 7,99 |
The rating is based on the lowest rate that can be offered by the bank for a room mortgage at the time of data collection. That is, taking into account discounts. For example, for a one-time commission when concluding a transaction, in relation to a particular client segment, etc.
This fact indicates the need to monitor the market. Albeit with a small list of available structures. After all, the minimum tariff rate will not always be available to a particular client at a particular bank. At the same time, it can be offered in a different structure.
In addition, only the market players’ own programs are taken into account. Those sold by partners were not taken into account. For example, Tavrichesky Bank is not listed. The reason is that he offers a loan developed by the TOP leader - Rosbank.
It is important to highlight that the information is based on data presented on the official websites of credit institutions. Only in these three there are no reservations in the conditions where the possibility of obtaining a targeted loan for the purchase of this type of real estate such as a room is indicated.
Purchase order step by step
First of all, the client needs to decide on the required loan amount and submit an application for a mortgage to the selected bank. It can be issued in the office or online. You can often count on a small discount on the interest rate for filing an application remotely. This will help you save on overpayments. The further process of purchasing a room in a communal apartment with a mortgage will include the following steps:
- Providing a package of documents. It may vary depending on the chosen credit institution and mortgage program.
- Obtaining mortgage approval. The bank will notify you of the decision within 1-7 days. The deadline for acceptance may be extended, for example, if an incomplete package of documents is submitted. After receiving the decision, it will be clear what loan amount you can count on.
- Selection of real estate. The purchased property must meet the requirements of the selected bank and be suitable for the borrower in terms of price and other parameters. Once a property has been selected, it is usually required to have it independently appraised by a company accredited by a financial institution.
- Coordination of a room in a communal apartment with the bank. To do this, you will need to submit an appraisal report and all documents related to the property. Its verification can be carried out within 2-10 days.
- Conclusion of insurance contracts. It is mandatory to conclude a property insurance contract; the borrower purchases other types of insurance at his own request. But omitting some types of insurance coverage may result in higher rates.
- Conducting a transaction. On it he signs a loan agreement with the bank and a real estate purchase and sale agreement. The borrower will also be required to make a down payment.
- Registration of the transaction in Rosreestr. You can submit documents through the MFC. Some banks offer a remote transaction registration service for a fee.
Documents after registering a transaction in Rosreestr can be issued on paper or sent by email.
Requirements of banks for borrowers
As practice shows, almost all banks put forward fairly similar requirements for their clients who want to get a mortgage. If you want to get a room on credit, you will also have to meet certain requirements:
- The borrower must be at least 20 years old and not older than 75 years at the end of the loan.
Let's draw your attention! These criteria are very average; some banks lend only from 21 years of age, and no more than 55 years of age. - It is mandatory to have official employment, and the minimum you must have worked in your last place for at least six months.
There are still pitfalls here! The total work experience must be at least 1 year, which for some 20-25 year old young people is an unrealistic requirement. - It is mandatory to attract guarantors or co-borrowers to guarantee repayment of the loan for you in the event of insolvency of the borrower;
- The client must have a clear credit history, which guarantees the bank his reliability.
Let's pay attention! That the lack of data on previously issued and, most importantly, conscientiously repaid loans can also become a reason for refusal.
List of documents
The package of documents for obtaining a mortgage for a communal apartment is determined by the creditor bank. Most often, the borrower will need to provide:
- passport;
- SNILS or other additional document (for example, TIN);
- certificate 2-NDFL;
- a copy of the work book.
Under some programs or for certain categories of borrowers (for example, salary card holders), they offer a mortgage without documents on income and work activity.
To approve real estate, you will need to submit all documents confirming the seller’s ownership of this property. Typically, you need to provide a certificate of ownership, a supporting document, and a technical (cadastral) passport. Additionally, they may request documents confirming the establishment of the procedure for using a room in a communal apartment and paper stating that other owners of rooms in a communal apartment do not want to use the right of first refusal.
Loan to buy a room
A mortgage for the purchase of a room is not the most common banking product and cannot be found in every institution. This type of real estate is characterized by fairly low liquidity, so if borrowers have problems making mandatory payments, selling the collateral will not be as easy as, for example, a one-room apartment. When choosing a suitable offer, it is important to familiarize yourself with the expected terms of the transaction. A mortgage loan to buy a room usually implies a choice in favor of the secondary housing market. At the same time, according to the requirements of banks, housing must be suitable for living, have access to a bathroom, running water and other communications. One of the mandatory items is also a connection to central heating and electricity. Lenders often impose restrictions on the minimum possible area of the purchased room - often this figure must exceed 12 square meters. m.
Terms and requirements
Before applying for a loan to buy a room, it is important to learn about various nuances. The interest rate on such loans is most often slightly higher than those found in transactions for full-fledged apartments. In this case, the borrower is given the opportunity to choose a convenient repayment period. Lenders are interested in the security of the transaction, so they are not against it when existing real estate is used as collateral. If you want to apply for a loan to purchase a share of an apartment, it is important that the property:
- had all the necessary communications;
- had no debts on utility bills;
- was located in a house that does not require major repairs and the degree of wear did not exceed 50%.
As an additional condition for granting a mortgage loan for the purchase of a room, it is possible that the building belongs to the “corridor system” of the layout.
To obtain a mortgage, clients will need:
- Provide a completed application form.
- Show your passport.
- Collect certificates that confirm stable income and employment (2-NDFL and a copy of the work book).
If the loan is issued by business owners or individual entrepreneurs, you will need to provide tax returns and management reporting. Certain papers will also be needed for real estate:
- title documents for it;
- technical and/or cadastral passport.
It is better to familiarize yourself with the complete list of papers on the organization’s website or at its branch. To select the optimal offer, you can use the financial portal banki.ru - there is a selection of current products. Study what you need to apply, choose the best option for yourself, and then proceed to submit your application.
With rare exceptions, a mortgage is issued for the purchase of the last room in an apartment, that is, the borrower must be the owner of the remaining rooms. A mortgage loan for the purchase of a room is only possible for the secondary real estate market; housing in houses under construction and new buildings is not sold separately by room.
Is it possible to take it without a down payment?
Banks rarely offer mortgages without a down payment, even for full-fledged housing. There are no such offers at all for rooms in communal apartments. As an alternative, the client may be offered to take out a consumer loan without collateral to pay the down payment. But this is a risky step and you need to calculate how profitable it will be.
An alternative option for purchasing a room in a communal apartment with a mortgage without a down payment could be to pledge real estate that the borrower already owns. In this case, the amount of the approved loan will depend on the collateral.
The most common scheme for purchasing a room in a communal apartment without a down payment is the option of taking out a mortgage with an inflated cost.
Sberbank: lending conditions
Sberbank is one of the first Russian institutions to issue such loans. Conditions for obtaining a mortgage for a room in Sberbank:
- lending currency – rubles, € and $;
- Mortgage terms – 5 – 20 years;
- rate - 14 -16% in rubles, 10.6 - 12% - in $;
- down payment – 10 – 30%;
- one-time commission – 1.5% of the loan amount (including the commission for cash services).
The package of documents is standard, as for purchasing an apartment. Addition ─ refusal of neighbors in a communal apartment to buy a room, certified by a notary. A room is provided here as collateral. Important conditions for a Sberbank mortgage when purchasing a room will be the following criteria:
- age – 18 – 75 years (at the time of repayment of the last amount);
- the longest loan repayment period is 30 years;
- The smallest contribution is 10% of the cost of the room.
Is it worth taking out a mortgage for a communal apartment: pros and cons
The answer to the question of whether it is worth taking out a mortgage for a room in a communal apartment depends on the specific situation. Most often it will be positive when it comes to buying out the last share, housing for children going to study, or in situations involving great financial difficulties.
Advantages and disadvantages
the amount of debt and payments will be small due to the low prices for such real estate;
the opportunity to rent real estate in the city center at an affordable price;
you can quickly solve your housing problem, even without having large savings for a down payment;
the opportunity to become a full-fledged owner of a large apartment by purchasing the last share from other owners of rooms in a communal apartment.
low liquidity of this category of real estate;
presence of neighbors in close proximity;
usually poor repairs and an old house;
you will have to collect documents indicating that other room owners do not want to exercise the right of first refusal to purchase real estate;
There are additional risks associated with the way the room is used.
Buying out the last share of an apartment using a room mortgage
There are special programs for issuing loans for the purchase of a room, if it is the last share in the apartment. Moreover, all other shares are owned by the future debtor. There are many more options for such offers in banks.
For example, you can identify two structures with a large branch network that make it possible to obtain such a loan. In particular, FC Otkritie Bank, which offers borrowed money at a minimum rate of 7.6% per annum, as well as Promsvyazbank - 8.1% per annum.
The current mortgage option is comparable to taking out a loan, the intended purpose of which is the purchase of secondary housing. The security for the transaction is not only the purchased room, but the entire apartment in which it is located. For this reason, the program is applicable only for the purchase of the last share of living space.
Answers to frequently asked questions
Is it possible to take out a military mortgage?
A military mortgage provides the opportunity to buy housing using funds from the savings mortgage system. The amounts for this allow a military man to buy a separate apartment. But if we are talking about buying out the last room in a communal apartment, then you can use a military mortgage for these purposes.
Is it possible to use maternity capital?
Maternity capital can be used for any mortgage, including for a room in a communal apartment. This will be especially interesting for those who are planning to buy out the last share in order to remain the sole owner of the apartment.
Is it possible to get support from the state?
It all depends on the program. Most of them are aimed at developing the construction industry, so family mortgages and 6.5% mortgages are not suitable for this program. But “Rural” and “Far Eastern” are quite suitable under certain conditions, as well as 450,000 to pay off the mortgage for the third child.
Is it possible to purchase in the hostel?
Due to the high risks and low liquidity of dorm rooms, banks are reluctant to provide mortgages for their purchase. But if the borrower has other real estate, he can take out a mortgage loan secured by it and use the funds received to purchase the desired housing at his own discretion.
Is it possible to sell/buy with an encumbrance?
With a valid encumbrance, you can buy or sell real estate only with the consent of the mortgagee. But the majority sell such an object for cash or through on-lending to the same bank. In this case, permission is not required.
Requirements
To the borrower
When applying for a mortgage, banks that provide loans impose standard requirements on the client:
- age from 21 to 65 years;
- availability of Russian citizenship and registration in the territory where the loan was issued;
- work experience – from 6 months at the current place, total experience for 5 years – at least 12 months;
- having a permanent income and place of work.
To the premises
When choosing living space, the borrower should be guided by the requirements imposed by banks for rooms:
- The area should not be less than 12 sq.m.
- Housing must be located in the region where the loan is issued.
- According to its purpose, the apartment in which the room is located must be residential. The status of the premises can be found out from the title documents.
- Availability of a bathroom and kitchen in the apartment.
- Availability of running water, electricity, heating.
- Housing should not be dilapidated or in disrepair.
- The percentage of wear is no more than 55%.
- Wooden floors are not allowed.
- Mortgages are only possible for housing on the secondary market (we talked about mortgages for secondary housing here).
Banks have a separate requirement for real estate documents.
Important! The living space must have only one owner.
Difficulties during registration may arise if many people were registered in the room. Before purchasing such an object, the buyer and the bank must make sure that the living space is free from the claims of third parties.
There are often cases when, after some time, former residents discharged in connection with serving a sentence in a colony, or people considered missing, begin to claim the purchased room.
The borrower will need to obtain a certificate from the passport office of the management company about all previously registered residents. This will help avoid problems in the future.
