Reconstruction and redevelopment of residential premises. Examination of apartment redevelopment

Valuation of an apartment for a bank

Inflating the contract price of the apartment. As a rule, the buyer needs this if he wants to get a mortgage loan without a down payment. Let's assume that the buyer and seller have agreed to indicate in the contract the inflated price of the apartment. The bank, as you know, calculates the loan amount not according to the contractual value, but according to the estimated value. In the vast majority of cases, the buyer will not be able to agree with the appraiser to indicate deliberately incorrect data in his report: after all, the appraiser risks his reputation, and therefore his clientele. Even if we assume that he agrees to this, the bank most likely will not believe such a report, and it will not be possible to get a loan.
Illegal redevelopment. If unauthorized renovations have been carried out in the apartment that is a potential collateral, this can also become a problem in obtaining a loan. Therefore, if possible, you need to bring your housing documents into compliance. However, this cannot be done in cases that cannot be legalized by law (for example, the common and seemingly uncomplicated transfer of the kitchen to the living room, and the bedroom to the kitchen). As a rule, the bank will not accept apartments redesigned in this way as collateral.
Errors indicated in the BTI explanation. Real data about the premises often differ from those contained in the BTI documents. This will also be revealed during the assessment. The result may be that the creditor bank will give the borrower an amount less than he expected. Therefore, it is better to correct errors in measurements and plans in advance and bring BTI documents into line with actual data. All of the above nuances not only hinder the receipt of the required amount, but may also be the reason for non-compliance with the terms of the purchase and sale transaction. And given that the assessment is carried out, most often, after making an advance payment, this problem becomes very relevant.

So, we already know that appraising an apartment for a bank is a well-established and fairly standard procedure. However, sometimes it can be accompanied by a number of problems for the borrower. Some of them can be avoided, while others are a serious barrier to obtaining a loan.

Documents for appraising an apartment for a mortgage

Only after you have chosen an apartment and agreed with the seller on the purchase, you can evaluate the apartment for a mortgage. What documents are needed to formalize an agreement with an appraiser?

Companies that provide this service do not require many documents. Some companies may request photos of the apartment from different angles. But it would be correct if the appraiser himself comes to the site and takes the necessary photographs. However, this may increase the cost of services. Keep in mind that a personal visit will have little effect on the assessment result, since the algorithm for analyzing the value of real estate is the same in both cases.

If an apartment in a new building is being assessed for a mortgage, then the list of required documents is as follows:

An act of acceptance of the object, which states the postal address of the living space, and not the location of the building.
Participation agreement.
Borrower's passport.

As a rule, no other papers are needed; all information for the report is in the contract and in the act. But each company has its own requirements. Find out from the company's employees what they need in order to make a report.

When a resale property is pledged, it is considered that the housing has already been the property of the borrower for some time, and accordingly, he has all the necessary papers. In this case, to order an apartment appraisal for a mortgage, you will need the following documents:

Technical passport of BTI.
Certificate of state registration of housing.
A purchase agreement, gift agreement, or other similar document that confirms that you are the owner of the property.
Client's passport.

In some cases, you may be asked for other documents:

A copy of the cadastral passport, which the owner of the living space receives from the BTI.
A certificate confirming that the house is not being demolished. If the apartment is in a new building, then such a certificate is not necessary.
When buying a home with a mortgage in a house built before 1960, a certificate of flooring is required. The reason is that in old houses there are often wooden floors, which are a fire hazard. Insurance companies understand that in this case the likelihood of an insured event occurring is high. They do not want to take risks and therefore refuse to cooperate with the bank. And if there is no agreement with the insurer, then you will not be able to take out a mortgage.

After the borrower has collected a package of documents, he needs to agree on an independent assessment of the apartment for a mortgage. An employee of the appraisal company comes to the property and performs the necessary actions, after which he draws up a report with all the necessary information about the property.

If you need to evaluate an apartment

This event can take from twenty to forty minutes depending on the experience of the appraiser, the size of the apartment, its condition and the number of rooms. The appraiser will record what he saw on a special inspection sheet, note possible defects in the interior finishing, take photographs, and also ask a number of questions to you and the seller of the apartment. Questions may relate to the social, everyday and transport infrastructure of the microdistrict, the approximate composition of the building's residents, as well as other positive and negative factors that can affect the market value of the apartment.

Most often, the first contact with the appraiser takes place in the form of a telephone conversation - you apply by phone with an application for an assessment of the selected apartment. If the application for assessment is sent by email and contact numbers are indicated, then a representative of the assessment company will contact you.

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What is the assessment?

Traditionally, property valuation is divided into three types, depending on the final value: market, cadastral, and liquidation.

Market price refers to the price of an object on the free market of a particular region. That is, the price for which housing can be safely bought or sold. The market price depends on many factors, but more often, it is based on the average market price of such objects. In other words, the assessment takes into account a certain segment of the real estate market and prices in it at the moment.

The cadastral value is determined to calculate the tax. This is a complex scheme that takes into account everything: from the location of the property to the availability of parking and shops near the house.

Liquidation value is usually about 70-80 percent of the market value. The price reset occurs due to the theoretical urgency of the sale. That is, this is the amount for which the object can be liquidated urgently.

How to negotiate with an apartment appraiser for a bank

Being an appraiser accredited by a bank is an honor and pleasure: There are, say, three appraisal companies affiliated with the bank—these three companies have a constant flow of clients from the bank. And those who are not accredited do not have such a flow of clients. That is why appraisers now rarely deceive banks by inflating the value of the appraised apartment.

In addition, in many banks (especially where the bank gives up to 90% of the cost of an apartment as a loan), there are specialists who check the correctness of the assessment made by independent appraisers (in fact, their own appraisers who double-check the assessment of independent appraisers: perhaps a certificate of assessment is not given). In addition, the apartment is advertised, and appraisers, when selecting analogues for evaluation, see an advertisement, including one about the sale of this apartment. It is difficult to explain why an apartment advertised for 5,000,000 was suddenly sold for 5,600,000.

How to negotiate with an apartment appraiser for a bank

The calculated appraised value of the apartment will be indicated in a written report from a specialized company, for which you must come to its office. In the absence of mutual claims and disagreements, a service acceptance certificate is signed in the office. The report must be received in two copies: one copy is intended for the bank, where, on its basis, the bank's credit committee will consider issuing a mortgage loan. The insurance company that will provide insurance support for the mortgage transaction has the right to request a second copy.

At the same time, as the source said, the bank cannot control exactly how much the buyer gave to the seller. Whereas for a bank, the size of the down payment is an indicator of the client’s solvency. The larger the down payment the client has saved, the more efficiently he will repay the loan and the less likely he is to default.

A few tricks when communicating with an appraiser

The specialist will look at the property from the perspective of a potential buyer and collect relevant information. When assessing the location of an apartment, the district, microdistrict, how developed transport is, social infrastructure, whether there are factories and noisy streets nearby, and the condition of the surrounding area are taken into account.

By law, in a mortgage transaction, a conclusion on the market value of the property being pledged is required. This conclusion is formalized in the form of an assessment report, which is compiled according to standards approved by the government. Let's try to figure out what this document is and what its significance is.

Purchase with a mortgage with illegal redevelopment

Many banks “forgive” redevelopment, although not every one. Therefore, let your buyers, without referring to a specific apartment, first ask this question to the bank. If the answer is disappointing, then only then does it make sense to think about how to negotiate with the appraiser. In addition, you should try to negotiate with the appraiser only if this redevelopment is not visible in any other documents (Apartment Technical Passport).

Good afternoon, talk to the bank, in our city I know banks that easily let this pass, they take an obligation from the buyer, if necessary, bring the premises in accordance with the technical passport or negotiate with the appraiser. show the apartment by the riser where there is no redevelopment, use your imagination. good luck.

Reconstruction and redevelopment of residential premises - concepts and types

All SINEO services are certified by GOST R ISO 9001-2015.
Legally, reconstruction and redevelopment refer to the same type of action, that is, changing the operational and technical qualities of the premises. Therefore, they must be indicated in the technical passport. Below is a list of what changes should be recorded in the technical passport of the building:

combining adjacent rooms;
creating door and window openings, changing their shape and size;
construction of stairs;
combining floors;
construction of brick partitions (increases the load on the foundation);
changing the floor structure;
conversion of balconies into glazed loggias, expansion of the entrance to the balcony;
relocation of bathrooms, gas equipment (stove, boiler, water heater), electric stoves, meters;
changing gas equipment to electric;
reinstallation of air conditioning and heating systems;

To carry out all of the above work, it is necessary to obtain permission from local governments.

If the changes were made without permission, but do not pose a danger to others, then the court can legalize the changes made. However, you will have to pay a fine and re-issue your documents. To confirm that the changes are safe for the house and its residents, the court will require an examination of the apartment redevelopment . The size of the fine will also depend on the results of the examination.

Real estate and apartment appraisers

You should know that such players in the banking services market as Sberbank and Gazprombank work with a certain circle of appraisal companies accredited by them, whose conclusions and reports the Bank fully trusts. The Bank maintains the Register of Sberbank Appraisers. Information from the Register can be found on the official website of the Bank (www.sbrf.ru). A potential borrower should refer to the list of appraisal companies-partners of the Bank and select a company or appraiser for their purposes. When working with appraisers, the Bank uses the “Recommendations on the criteria for selecting appraisers for long-term cooperation with banks”, developed by the Committee of the Association of Russian Banks on Appraisal Activities, agreed upon by the Federal Antimonopoly Service and approved by the National Council on Appraisal Activities. The Bank places very high demands on its professional appraiser partners, which guarantees the Bank's clients the required level of service, as well as protection of both its own interests and the interests of clients. For this purpose, the Bank creates a pool of partner appraisers. To work with the largest borrowers, the Bank selects them from among the largest appraisal and consulting companies, taking into account industry specifics. When conducting a selection, the Bank places the necessary information on the official website, and also sends similar information to the Russian SRO of appraisers, where the appraisal company is a member. The Bank then processes the applications received and verifies the submitted documents. If necessary, Bank representatives visit the appraisal company and conduct a conversation with its manager.

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How to write an application for redevelopment

Redevelopment cannot be carried out without proper documentation. In order not to have to deal with the law in the future, before starting work you must provide the local government with a set of the following documents:

statement;
documents confirming the right of ownership (property);
new and old floor plan of an apartment or house;
technical passport of the premises;
a document confirming the consent of other residents to redevelopment and reconstruction;
a conclusion that an examination was carried out and the changes made will not lead to the destruction of the building.

The application will be considered within 45 days, after which the local government will make a decision: allow or deny. The refusal may be due to a lack of documents provided, expert opinions, or the disagreement of other residents.

Please note that not in all cases it is necessary to collect a package of documents. For example, when installing a shower stall in a bathroom or interior partitions made of plasterboard, permission from the authorities is not required, since this is not considered either a redevelopment or refurbishment.

If you are not sure whether your actions are legal or do not want to deal with the documents yourself, contact specialists who conduct a technical examination of redevelopment and examination of apartment redevelopment . The SINEO company will help collect documents, provide advice on changes planned in the apartment and provide expert services.

Moreover, if you have already encountered problems, you have received a summons to court and are facing administrative punishment - the St. Petersburg Institute of Independent Expertise and Assessment can accompany you in court and provide legal support.

More details: 340-00-35. Call or write to us for a consultation!

How to evaluate real estate (apartment) for a mortgage

The activities of the appraiser are regulated by the Federal Law “On Valuation Activities in the Russian Federation” dated July 29, 1998. under number 135-FZ. According to the main provisions, the appraiser bears both financial and criminal (in some cases) liability for errors made in the valuation of real estate.

relating to the location of the apartment (district, microdistrict, nearby buildings, transport and social infrastructure, proximity to an industrial zone);
relating to the condition of the building in which the appraised apartment is located (type, number of floors, year of construction, materials of external walls and ceilings, technical support of the building, general condition);
concerning the condition of the apartment (number of floors, square footage, number and area of rooms, glazing of windows, presence of a loggia or balcony, layout, state of communications, presence of visible finishing defects).

Valuation of real estate for a mortgage and how much it costs

When choosing who to order an assessment from, study the companies’ offers and choose the most profitable one. However, pay attention to the organization’s length of service and its reputation. After all, a report prepared by a one-day company for a small fee may simply not be accepted by the bank, because it will not be completed in accordance with all the necessary requirements.

The bank determines the loan amount based on the liquid and market value of the property. Moreover, the lowest specified price is taken into account. In this way, the financial organization insures itself in case of gross violations of the lending agreement by the borrower, thereby having the opportunity to sell the pledged property at a price that will compensate for all losses on the loan.

06 Aug 2021 consurist 850

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What is peer review and why is it needed?

Valuation is a type of activity aimed at establishing the value of a specific object. An assessment may be needed in various everyday situations, for example:

when applying for a mortgage (appraisal is a legal requirement, in this case the market and liquidation value of the property is calculated);
for legal disputes (for example, to challenge the transaction and prove that the object was sold much cheaper than the market value);
when selling/purchasing (this is not a mandatory condition, but having the evaluation result in hand, it will be easier for the buyer and seller to agree on a price);
in the case of housing collateral (it is important for the bank to know the liquidation value, that is, the amount for which the property can be sold if the borrower refuses the obligations).