In accordance with the Federal Appraisal Standard "Determining the cadastral value (FSO No. 4)": "... mass real estate appraisal is understood as the process of determining the value when grouping objects of appraisal that have similar characteristics, within which mathematical and other methods of cost modeling based on Approaches to Evaluation".
In the same place we read: “When determining the cadastral value using mass valuation methods, all valuation objects contained in the list for the purposes of the state cadastral valuation are divided into groups of valuation objects based on the analysis of information about the market of valuation objects, the justification of the cadastral value assessment model, the composition of pricing factors and information about the values of the pricing factors of the appraisal objects for each type of appraisal object under study. For each group of appraisal objects, the appraiser must select an appraisal model that allows, based on information about pricing factors, to calculate the cadastral value of any appraisal object included in this group. This allows us to conclude that the cadastral valuation of real estate is a combination of valuation objects and the establishment of correspondence between groups of valuation objects and valuation methods.
Very often, the concept of "classification" is used as a synonym for the concept of "grouping". In the general case, classification is the division of the considered set of objects into homogeneous (in the sense of the subsequent statistical analysis) groups. At the same time, the term “classification” is used, depending on the context, to refer to both the separation process itself and its result.
The classification serves as a link between the cadastral valuation and the registration of real estate objects in the state real estate cadastre. Approved by the Federal Land Cadastre Service of Russia in 2001, the Technical Instructions for the State Cadastral Valuation of Settlement Lands contain a typical list of types of functional land use established for the purposes of the state cadastral valuation of settlement lands. The document contains 14 types of functional use of land, which are developed using a system of classifiers for the purposes of maintaining the state land cadastre, adopted and put into effect by the order of the State Committee for Land Management of Russia dated
11/22/99 No. 84. Since 2007, the concept of "types of permitted use of land plots" has been used in the cadastral valuation. It is noteworthy that in order to account for real estate in the state real estate cadastre, it was approved in 2014. The concept of "classifier of types of permitted use" is an established concept in state cadastral registration and state cadastral valuation of real estate.
It should be noted that another synonym for the concepts of "grouping" and "classification" is often found - this is the concept of "kinds" or "types" of real estate objects. So, we often come across the term "types of permitted use of appraisal objects", "investigated type of real estate object". In the guidelines for the valuation of real estate objects subject to state cadastral valuation, we read: “A distinctive feature of determining the cost by mass valuation methods from determining the value by individual valuation methods is the amount of initial market information and information about the object of assessment, whether the object is typical, as well as the amount of assumptions, on which the assessment is based. Determination of value by mass valuation methods is understood as the process of establishing value based on the typification of objects.
Thus, it is possible to single out the main method that is necessarily used in the cadastral valuation - this is typology, a method of scientific knowledge, which is based on the division of systems of objects and their grouping using a generalized idealized model or type. The process of assigning objects to a certain group, a certain classification type is called typing. Typification is the assignment to various objects of a property called a type, which identifies the totality of its other properties.
Problems of typology arise in all sciences that deal with extremely heterogeneous sets of objects and solve the problem of an ordered description and explanation of these sets. Typology is based on identifying the similarities and differences of the studied objects, on the search for methods and criteria for their identification.
Table 2.1
Generalization of terminology regarding the typing of evaluation objects
|
Rule/procedure |
Selection rule/basis for applying the procedure |
The result of the procedure |
|
Typing |
FSO No. 4: The objects of assessment are divided into groups of objects of assessment based on the analysis of information about the market of objects of assessment, substantiation of the model for assessing the cadastral value, the composition of pricing factors and information about the values of pricing factors of appraisal objects for each type of appraisal object under study |
|
|
Classification |
||
|
grouping |
||
|
Application of typology in cadastral registration, valuation and taxation of real estate |
||
|
State cadastral registration |
Classifier of types of permitted use of land plots |
Types of permitted use of real estate |
|
Real estate taxation |
Classification of property for tax purposes |
Types of property subject to taxation |
|
Cadastral valuation of land plots |
Classifiers for the purposes of maintaining the state land cadastre |
Types of functional use of land plots (until 2007) |
|
Cadastral valuation of real estate |
Classifier of types of permitted use of land plots |
Types of permitted use of real estate (after 2007) |
Typification, grouping, classification - these synonymous concepts are very often used in the cadastral valuation of real estate (Table 2.1).
It is in the classification that the difference between the mass assessment and the individual assessment is most clearly manifested. In an individual appraisal, the appraiser is faced with the task of identifying all the distinctive features of the appraised object that affect the formation of value. In a mass evaluation, the appraiser generalizes the objects of evaluation and actually evaluates the type (class, group) of the objects of evaluation. The classification of real estate objects is used to move from the individual diversity of real estate objects to a limited number of appraisal object classes, to correlate appraisal object classes and valuation methods.
Section 1. Residential buildings
Topic 1.1 Classification of residential buildings
1.1.1 Main criteria for classifying a dwelling
1.1.2 Requirements for dwellings
1.1.3 Structural and building systems
Topic 1.2 Low-rise residential buildings
1.2.1 Single-family residential buildings
1.2.2 Blocked residential buildings
Topic 1.3 Apartment buildings
1.3.1 Apartment, its composition
1.3.2 Apartment typology
1.3.3 Residential houses of sectional type
1.3.4 Corridor houses
1.3.5 Gallery houses
1.3.6 Houses of corridor-sectional type
Topic 1.4 Specialized and special houses
1.4.1 Dormitories
1.4.2 Hotels
1.4.3 Residential homes for the elderly
1.4.4 Noise-, wind-, dust-proof houses
1.4.5 Energy saving systems
Section 2. Public buildings
Topic 2.1 Classification of public buildings
2.1.1 Classification features
2.1.2 Types of premises
2.1.3 Technical and economic indicators
Topic 2.2 Public buildings for everyday use
2.2.1 Buildings of educational institutions
2.2.2 Health care facilities
Topic 2.3 Public buildings of periodic use
2.3.1 Catering establishments
2.3.2 Public service establishments
2.3.3 Trade buildings
2.3.4 Administrative buildings
Topic 2.4 Occasional public buildings
2.4.1 Spectacular buildings
2.4.2 Sports facilities
2.4.3 Transport facilities
Lecture plan
Lecture 1. Classification of residential buildings
Basic criteria for classifying a dwelling
Housing requirements
Lecture 2. Structural and building systems of residential buildings
Characteristics of the main CS
Types of combined CS
Structural schemes of residential buildings
Types of building systems
Lecture 3
Types of single-family houses
The principle of the functional planning organization of the dwelling
Typological features of one- and two-story residential buildings. Blocked houses
Semi-detached houses
Blocked apartment buildings. Their typological features.
Lecture 4
The apartment and its composition
Apartment classification
TEP apartment
Transformation of apartment premises
Vertical communications of residential buildings
Lecture 5
Multi-section residential buildings. Their typological features
Types of block sections
One-section residential buildings. Their typological features
Lecture 6
Corridor houses
Gallery houses
Houses of corridor - sectional type
Lecture 7
Types of hostels
The structure of the architectural and planning organization of the hostel
Hotel types
Characteristics of the main functional groups of premises
Nursing Homes for the Elderly
Lecture 8
Soundproof houses
Wind-, dustproof houses
energy efficient houses
Lecture 9
Types of groups of premises of public buildings
TEP of public buildings
Educational institutions
Kindergartens. Classification and characteristics of groups of premises
Buildings of medical institutions
Lecture 10
Types of catering buildings
Characteristics of functional groups of premises
The same trade buildings
The same consumer service enterprises
Lecture 11
Spectacular buildings. Species and typological features
Sports buildings and facilities
Species and typological features
Buildings and transport facilities
Bus stations. Species and typological features
The same railway stations
The same airports
Test
State University for Land Management
Introduction
There are a lot of real estate objects and they are all different and heterogeneous, it is necessary to classify them according to certain criteria. Consider such a concept as typology. Typology is a scientific classification of objects or phenomena according to the commonality of any signs. The study of the discipline "Typology of real estate objects" involves the acquisition of theoretical knowledge and practical skills in the classification of real estate objects.
The purpose of the discipline: to be able to classify immovable objects according to various criteria, to understand the peculiarities of the legal regime of real estate in Russian legislation.
The application of classification according to various criteria will be considered in this paper on the following real estate objects:
Shopping and entertainment center "Golden Babylon";
Electrical substation "Rook";
Komsomolsky prospect;
Land plot in the Dmitrovsky district of the Moscow region;
Subsoil area "Nikolsky - 1";
Pirogovskoe reservoir;
A piece of forest in the Losiny Ostrov National Park;
Perennial plantings of the botanical garden of the Russian Academy of Sciences.
Chapter 1. Theoretical foundations of the typology of real estate objects
For the first time, the term "immovable and movable property" appeared in the legislation of the Russian Empire in the Decree of Peter the Great of March 23, 1714 "On the order of inheritance in movable and immovable property", replacing the existing various concepts that regulated the legal status of land plots and buildings. In the Code of Laws of the Russian Empire, land and all kinds of land, houses, factories, factories, shops, all kinds of buildings and empty courtyards, as well as railways were recognized as real estate. Movable property meant all kinds of seagoing and river vessels, books, manuscripts, paintings, carriages, agricultural tools, as well as everything that was extracted from the earth.
The fundamentals of the civil legislation of the USSR and the republics, adopted by the Supreme Soviet of the USSR on May 31, 1991, during the period of political and economic reform not only of Soviet law, but also of the Soviet system, already contained norms dividing property into movable and immovable. The division into movable and immovable things was further reflected in the Civil Code of the Russian Federation, part one, put into effect on January 1, 1995. firmly connected with the land, i.e. objects, the movement of which is impossible without disproportionate damage to their purpose, including forests, perennial plantations, buildings, structures.
In accordance with the legislation of the Russian Federation, things that are not related to real estate, including money and securities, are recognized as movable property. The Civil Code of the Russian Federation, having carried out the division of things into movable and immovable things, at the same time introduced the institution of state registration of real estate. In pursuance of the provisions of Article 131 of the Civil Code of the Russian Federation, on July 21, 1997, the Federal Law "On State Registration of Rights to Real Estate and Transactions with It" was adopted, which entered into force on January 31, 1998.
Determining factors of real estate objects:
Generic. Communication with the earth, degree of mobility, duration of circulation, form of functioning and its state in the process of use, method of transferring value in the production process or loss of consumer properties, social significance. The connection of a property with a land plot can be direct and indirect (direct and indirect).
The degree of mobility is absolute immobility, non-movability in space without prejudice to the functional purpose.
The form of functioning is natural-material and cost.
The state of the consumer form in the process of use is not consumed, the natural form is preserved throughout the entire period of operation.
The duration of the circuit (durability) is reusable, and the earth is infinite if used correctly.
The method of transferring value in the production process or losing consumer properties - gradually as depreciation and accumulation of depreciation deductions.
Public value - the use of the object often affects the interests of many citizens and other owners, whose interests are protected by the state.
Species Technical and technological characteristics (location, functional purpose, condition, etc.) - are determined by specific private indicators depending on the type of real estate and the feasibility of extending a special mode of use to other property.
Chapter 2. Typology of buildings
Buildings include architectural and construction objects, the purpose of which is to create conditions (protection from atmospheric influences, etc.) for labor, social and cultural services for the population and storage of material values. As the main structural parts of the building, they have walls and a roof. The buildings also include communications inside the buildings necessary for their operation, such as: a heating system, including a boiler plant for heating (if the latter is located in the building itself); internal network of water supply, gas pipeline and sewerage with all devices; internal network of power and lighting wiring with all lighting fittings; internal telephone and signaling networks; ventilation devices for general sanitary purposes; lifts and elevators.
The main features of the classification of buildings
Floors: one-story, two-story, multi-story.
Type of lighting: natural (top, side), artificial, combined.
Air exchange system (natural, mechanical, air-conditioned).
Temperature regime: heated, unheated.
Transport equipment: crane, suspension, craneless.
Type of building material: stone, wooden, mixed, adobe, adobe, panel.
Capitalization: especially capital, ordinary, light, chopped.
Service life: 100, 80, 65, 40, 20.
Industrial buildings
Public buildings
In this calculation and graphic work, the signs of the classification of buildings were studied using the example of the Zolotoy Babylon shopping mall in the Otradnoye district. "Golden Babylon" is a modern European-style shopping complex with modern architecture. The Golden Babylon shopping complex includes the Karusel hypermarket, the modern six-screen Luxor cinema, more than 120 boutiques, cafes, bars, restaurants for every taste, an amazing children's town, as well as service enterprises (a representative office of a large bank, a pharmacy, dry cleaning, beauty salon, etc.). The description of the Golden Babylon mall is presented in Table 1. The location of this property in the general classification of buildings and structures is presented in Appendix 1.
Table 1 - Description of the building
Object of real estateComposition of informationDescriptionThe building of the shopping center "Golden Babylon"Location (address)Moscow, SVAO, st. Dekabristov 12, Location planSee. rice. 2DesignationIndustrialMain construction materialReinforced concrete with a metal frame Year of construction2002Number of floors2Building area38,000 m2Additional composition of the property of the building Boiler plant for heating, internal water supply and sewerage network; internal network of power and lighting wiring; internal telephone and signaling networks; ventilation devices; elevators and elevators. Description of special public law restrictions on use and turnover. The property belongs to commercial and industrial buildings. Description of special public law regulations on protection and operation.
Structures include engineering and construction facilities, the purpose of which is to create the conditions necessary for the implementation of the production process by performing certain technical functions that are not related to changing the object of labor (mines, oil wells, roads, dams, overpasses, etc.) , or for the implementation of various non-production functions (urban amenities).
Classification of structures:
Functional purpose - communication, transport, water sewerage, devices for placing technical equipment, other structures.
Type of building material - earth and wood, stone and brick, metal, reinforced concrete.
Capitality - strong, especially strong, age-old durability.
Service life - 8-15, 20-30, 40-75, 100-200 years.
In this paper, in order to study the features of the classification of structures, the following objects were considered: the Grach electrical substation and Komsomolsky Prospekt. The Grach electrical substation 110/20 kV with a capacity of 2x80 MVA provides electricity to over 1.2 million square meters. m of housing for more than 30 thousand people. It was energized on January 12, 2008. The location of this property in the general classification of buildings is presented in Appendix 2. Komsomolsky Prospekt (Fig. 4) is an avenue in the Central Administrative District of Moscow. It runs from Krymskaya Square (Garden Ring) to the Luzhnetsky Bridge. Crosses the streets: Timur Frunze, and Khamovnichesky Val. The location of this property in the general classification of structures is presented in Appendix 3. Description of structures (electrical substations and roads) is presented in Table 2.
Table 2 - Description of structures
Object of real estateComposition of informationDescriptionElectrical substation GrachLocation (address)Moscow, YuZAO, pos., Zakharyino, st. Gagarina Purpose and description of the location in relation to the surface of the earth Maintenance of overhead power lines Sign of the mode-forming object and other specific parameters of the structure that are essential for determining the nature and size of land use, as well as establishing security zones for the safe operation of the facility Security zone Classification by types of fixed assets Production Year of construction 2008 Highway Location (address) Komsomolsky brochureLocation planSee Fig. Appointment and description of the location in relation to the surface of the earth Servicing domestic passenger and freight traffic. Ground. A sign of a regime-forming object and other specific parameters of a structure that are essential for determining the nature and size of land use, as well as establishing security zones for the safe operation of the facility Noise zone of the highway 100 m. Classification by types of fixed assets Indirectly production
The concept of "property" was first formulated in Roman law in connection with the introduction of land plots and other natural objects into civil circulation, and at present it has become generally accepted in all countries of the world.
According to the Civil Code of the Russian Federation (Article 130) - Immovable things (real estate, real estate) - include land plots, subsoil plots, isolated water bodies and everything that is firmly connected with the land, i.e. objects, the movement of which is impossible without disproportionate damage to their purpose, including forests, perennial plantations, buildings, structures.
Immovable things also include aircraft and sea vessels subject to state registration, inland navigation vessels, and space objects. Other property may also be classified as immovable by law.
|
Separate objects |
Complex objects |
|
|
Land |
The enterprise as a whole, as a property complex, including: |
|
|
Subsoil plots |
Land; |
|
|
Separate water bodies |
Buildings and constructions; |
|
|
Everything that is firmly connected with the earth: |
Inventory and equipment; |
|
|
Raw materials and products; |
||
|
Perennial plantings; |
Claims and debts; |
|
|
Building; |
Rights to designations that individualize the enterprise, its products, works and services; |
|
|
Structures |
Intangible assets; |
|
|
Other items endowed with the status of real estate by law |
Information; |
|
|
Flat |
Other exclusive rights |
In general - the property- these are land plots and everything that is firmly connected with them, the movement of which is impossible without disproportionate damage to their purpose.
At the same time, to real estate real estate includes completely movable things equated to it (aircraft, sea vessels) not by generic or specific characteristics, but by the expediency of applying to them a special legal regime established for truly immovable objects.
Any real estate object in reality exists in the unity of physical, economic, social and legal properties, each of which can, in appropriate cases, act as the main (defining) one, depending on life situations, goals and stages of analysis.
On fig. 1. a description of real estate as a combination of material, economic, legal and social properties is given
Rice. 1. Characteristics of real estate as a combination of material, economic, legal and social properties
Each real estate object has generic (essential, root) features that distinguish it from movable things, and specific (private, specific) features that distinguish groups of real estate objects that are homogeneous on this basis from other groups of real estate.
Generic signs characterize the immobility of the object, its non-movability in space without prejudice to its purpose, strong connection with the earth, durability, gradual transfer of the value of the object and the accumulation of depreciation, etc.
Species features characterize the functional purpose, origin of real estate, technical and technological characteristics, forms of ownership, etc.
The main features of real estate:
|
signs | |
|
Essential (generic) | |
|
Degree of mobility: |
Absolute immobility, non-movability in space without compromising functionality |
|
Ground connection: |
Strong physical and legal |
|
Functioning form: |
Natural-material and cost |
|
State of the consumer form in use: |
It is not consumed, the natural form is preserved during the entire period of operation |
|
Cycle duration (durability): |
Multiple uses, and lands are infinite when used correctly |
|
Method of value transfer in the production process or loss of consumer properties: |
Gradually as depreciation and accumulation of depreciation deductions |
|
Public Significance: |
The use of an object often affects the interests of many citizens and other owners whose interests are protected by the state |
|
Species (private) | |
|
Technical and technological characteristics (location, functional purpose, condition, etc.) |
They are determined by specific indicators depending on the type of real estate and the feasibility of extending the special regime of use to other property. Inseparable unity with functional purpose |
Classification of real estate objects
Classification- this is the distribution of a set of real estate objects into their subsets according to similarity or difference in accordance with selected features and methods.
Objects classifications are the elements of the studied set (buildings, structures, etc.).
Types of real estate objects:
Structures
Land
perennial plantations
Subsoil plots
water bodies
Enterprises
Property rights
Other things
signs classifications - the most essential and practically important properties and characteristics of objects that serve as the basis for their grouping or division.
Classification features:
Purpose
capitalization of buildings
Construction material
Life time
Design features
number of storeys
Number of rooms
The most common signs of classification are presented in the table:
|
Classification features |
Type of property |
|
1. Origin: |
irreproducible(natural): land plots, subsoil, natural complexes. Reproducible(artificial): buildings, structures, perennial plantings. |
|
2. Functional purpose: |
Production(directly or indirectly participate in the creation of goods) enterprises, shops, warehouses, offices, etc. non-production(do not participate in the creation of goods, provide conditions for servicing and living the population): residential buildings, schools, hospitals, theaters, churches, mosques, sports facilities, etc. |
|
3. Form of ownership: |
|
|
4. Industry affiliation: |
Industrial Construction Agricultural Housing and utilities, etc. |
|
5. Degree of readiness for operation: |
Commissioned Construction in progress |
|
6. Possibility of privatization |
Forbidden By permission of the Government Freely privatized |
Requires the appraiser to analyze a large number of factors that determine the value of the estimated value. A qualified and reasonable conclusion about the cost characteristics of the object of assessment is possible only on the basis of systematized and confirmed in one way or another initial data that can be verified by any interested person, including authorities. The main tasks of the appraiser are a clear definition of the appraisal object itself, its identification (description), justification for the choice of the information base when making calculations and minimizing various assumptions and assumptions regarding the quantities used in the calculations.
In the event of a complete cessation of construction - the procedure for the liquidation and use of already constructed facilities or their parts, assembled structures and equipment, the sale of material assets of the customer brought to the construction site.
Permanent (perpetual) use of land plots of state and municipal property;
Lease of a land plot acquired for a fee or free of charge;
Limited use of adjacent land plots owned by other persons.
In the process of exploitation of the land, the plot can generate income, called land rent, which is understood as an internal indicator of the efficiency of using a land plot as an asset of an enterprise, which is defined as the quotient of dividing the calculated value by the capitalization period. In accordance with the draft methodological recommendations "The procedure for accounting for the value of land plots in the assets of commercial organizations, including those with foreign investors", when calculating land rent, the following classification of land plots is proposed depending on the type of use: agricultural, forestry, settlement land, etc.
The above systems, classifications of fixed assets and proposals for the classification of land plots are currently taken as the basis for accounting for the results of determining the value of their property in the assets of enterprises. However, they consider real estate objects not as a whole, but as fixed assets and a land plot. At the same time, if we analyze the market value of real estate, there is a need to develop our own classification system that would allow us to learn the main “commodity” properties of an integral object and would be linked to existing systems for classifying and describing objects.