RESOLUTION OF THE STATE COMMITTEE ON PROPERTY OF THE REPUBLIC OF BELARUS

of December 20, 2007 No. 67

About approval of the Instruction on assessment of capital structures (buildings, constructions), the isolated rooms as real estate units

List of amending documents

 

IT IS APPROVED Ministry of architecture and constructions Republic of Belarus 17.12.2007

Based on the Regulations on value assessment of objects of the civil laws in the Republic of Belarus approved by the Presidential decree of the Republic of Belarus of October 13, 2006 No. 615 "About estimative activities in the Republic of Belarus" the State committee on property of the Republic of Belarus DECIDES:

1. Approve the enclosed Instruction on assessment of capital structures (buildings, constructions), the isolated rooms as real estate units.

2. This resolution becomes effective from the date of its official publication.

 

Approved by the Resolution of the State committee on property of the Republic of Belarus of December 20, 2007 No. 67

The instruction on assessment of capital structures (buildings, constructions), the isolated rooms as real estate units

Chapter 1. General provisions

1. The instruction on assessment of capital structures (buildings, constructions), the isolated rooms as real estate units (further - the Instruction) is developed based on the Regulations on value assessment of objects of the civil laws in the Republic of Belarus approved by the Presidential decree of the Republic of Belarus of October 13, 2006 No. 615 "About estimative activities in the Republic of Belarus" (The national register of legal acts of the Republic of Belarus, 2006, No. 168, 1/7999), STB 52.0.01-2007 "Value assessment of objects of the civil laws. General provisions", the State committee on standardization of the Republic of Belarus approved by the resolution of March 14, 2007 No. 15 (further - STB 52.0.01), STB 52.2.01-2007 "Value assessment of objects of the civil laws. Assessment of the parcels of land", the State committee on standardization of the Republic of Belarus approved by the resolution of March 14, 2007 No. 15 (further - STB 52.2.01), STB 52.3.01-2007 "Value assessment of objects of the civil laws. Assessment of capital structures (buildings, constructions) which are not completed by construction of facilities, the isolated rooms as real estate units", the State committee on standardization of the Republic of Belarus approved by the resolution of March 14, 2007 No. 15 (further - STB 52.3.01), is also applied to rendering services in assessment of the following objects of assessment (except for residential and not complete construction of facilities):

the single real estate unit (further - real estate object);

capital structures (buildings, constructions), and also their parts;

the isolated rooms (rooms);

engineering networks;

improvements;

investments in real estate objects;

other objects;

real estate object elements.

2. Calculation of project cost of assessment is made for the purpose of:

2.1. sales to the specific buyer, including sale of property in the procedure of economic insolvency (bankruptcy);

2.2. introduction in the form of non-cash contribution to authorized capital of the legal entity;

2.3. sales at the biddings (auction and for tender), including sale of property in the procedure of economic insolvency (bankruptcy);

2.4. transfers to pledge (mortgage);

2.5. non-paid alienation;

2.6. voluntary conveyance;

2.7. transfers to free use;

2.8. transfers to trust management;

2.9. exchanges;

2.10. inheritances of property;

2.11. permissions of receivership proceeding;

2.12. indemnification (damage);

2.13. realization of management decisions;

2.14. other not contradicting the legislation.

Objects of unauthorized construction are estimated only for the purposes of decision making about destiny of such object.

3. For the purposes of this Instruction the terms and determinations established in STB 52.0.01, STB 52.3.01, and also the following terms and determinations are applied:

the base year - period of time to which data for creation of the reconstructed income statement are accepted;

auxiliary improvements - subjects to the subsidiary and servicing appointment;

long-living structural elements - structural elements which term of life matches with improvement life term;

recoverable physical wear - physical wear which elimination is technically feasible also costs on which elimination less, than value added of improvements;

recoverable functional depreciation - the depreciation caused by functional shortcomings which elimination is technically feasible and economically reasonable as it is less costs for it, than the value of improvements added at the same time;

building density coefficient - the building area relation to the area of the parcel of land;

kratkozhivushchy structural elements - structural elements which term of life is less than the term of improvement life in general;

the modified method of economic life - the method of economic life allowing to mark out recoverable, unrecoverable physical, functional and external wear or to determine depreciation of one type;

unrecoverable physical wear - physical wear which elimination technically is impossible or costs on which elimination exceed value added of improvements;

unrecoverable functional depreciation - the depreciation caused by functional shortcomings which elimination is technically impossible or economically inexpedient as it is more costs for it, than the value of improvements added at the same time;

normative service life - assessment object service life established according to the legislation;

normative service life of structural elements - the period of time established by technical regulatory legal acts (further - TNPA) after which structural elements of improvements shall be replaced;

the main improvement - the main construction object having auxiliary improvements, related general purpose;

building building area - the area of horizontal section on external contour of the building at the level of socle, including the acting parts. The area under the building located on support, and also drives and passes under it join in building area;

full lease - lease in case of which all operating expenses on content of real estate object are paid for the lease agreement with the lessor;

the distributed lease - lease in case of which part of operating expenses is paid for the lease agreement with the lessor, and chastyarendator;

самоамортизирующийся the credit - the credit paid by the periodical equal payments consisting of percent and the main amount of debt;

exposure term - period of time of date of placement of object of assessment in the market before date of implementation of the transaction;

the conditional parcel of land - the part of the Earth's surface having the area, location and other characteristics which are not reflected in the single state register of real estate, the rights to it and transactions with it (further - the register of the real estate);

the actual service life - period of time of date of input of object of assessment in operation before date of assessment;

the actual service life of structural elements - period of time during which structural elements performed the functions for date of assessment;

net lease - lease in case of which operating expenses are paid for the lease agreement by the lessee.

Chapter 2. Procedure for evaluating

4. The procedure for evaluating can include the following stages:

4.1. determination of task and conclusion of the contract for carrying out independent assessment;

4.2. collection and information analysis;

4.3. inspection of object of assessment;

4.4. determination of premises and restrictions;

4.5. market research of the real estate;

4.6. analysis of location of object of assessment;

4.7. description of object of assessment;

4.8. choice of evaluation methods and methods of calculation of cost;

4.9. calculation of cost by the chosen methods;

4.10. reasons for total cost of object of assessment;

4.11. creation and report layout about assessment;

4.12. creation of the conclusion about assessment.

The procedure for evaluating is performed by index method and method of recalculation of currency cost according to subitems 4. 1, 4.2, 4.9, 4.11, 4.12 items 4 of this Instruction. In case of need the procedure for evaluating by index method can include subitems 4. 3, 4.6, 4.7.

Obligatory assessment shall be carried out before making with object estimates of the corresponding transaction or other significant action.

5. Before the conclusion of the contract for carrying out independent assessment (further - the agreement) the appraiser formulates task for assessment which is established by the agreement and is reflected in the valuation report.

In task for assessment assessment purpose, type of the determined cost, date of assessment, the structure of objects of assessment and other data at the discretion of the customer of assessment and the appraiser removing any ambiguity connected with evaluating are specified.

The basis for carrying out independent assessment of object of assessment is the agreement signed between the contractor of assessment and the customer of assessment or the court decree.

The agreement is signed in simple written form according to the legislation.

Date of assessment cannot be established before the first day of date of survey of object of assessment and (or) date of the conclusion of the agreement.

6. For evaluating upon the demand of the contractor of assessment or the appraiser the customer submits the following documents:

the copy of the certificate (certificate) of state registration of the building, the isolated room, constructions, and in case of its absence other document confirming the rights to assessment object;

the copy of the document certifying the right to the parcel of land;

the copy of technical data sheet or the document confirming space-planning indicators and constructive characteristics of object of assessment;

the copy of the inventory accounting card of fixed asset object, the statement from the stock record book of accounting of fixed asset objects, the copy of other standard unified forms of primary accounting documentation on fixed asset accounting;

the design estimates on assessment object;

copy of the agreement (agreements) of lease;

data on the income on assessment object;

data on maintenance costs and operation of object of assessment, utilities, etc.;

data on reconstruction, capital and running repair;

data on the land tax;

data on the real estate tax;

other documents.

All copies of documents provided by the customer of assessment shall be certified by the authorized person and are under seal.

6.1. When evaluating the following sources of information can be used:

data from the register of the real estate;

data from the register of the prices and the register of cost of the state land registry;

data on assessment object (technical, design estimates);

accounting data and other necessary documents of the relevant services of the company;

the design estimates on object analog;

price lists, prospectuses;

qualifiers, including the Temporary republican qualifier of fixed assets and normative terms of their service approved by the resolution of the Ministry of Economics of the Republic of Belarus of November 21, 2001 No. 186 (The national register of legal acts of the Republic of Belarus, 2001, No. 114, 8/7489);

nomenclature catalogs and reference books;

standard systems of maintenance and repair;

information posted on the Websites including data on sales and lease of real estate objects;

price lists and reference books of the prices;

information of suppliers, dealers, official distributors;

the documents confirming acquisition of object of assessment;

price information of the real estate objects offered for sale according to the realtor agencies, and also real and investment companies;

reference and normative books;

literature by assessment;

expert opinions of specialists in questions of assessment of real estate objects;

data from mass media;

collections of specific cost indexes of construction, operating costs, etc.;

valuation reports;

databases of contractors of assessment and other organizations conducting such bases;

other sources.

6.2. The obtained initial information and documents are analyzed by the appraiser, the structure and amount of their representation is studied, the cost level reflected in documents on compliance to level of cost of objects analogs is researched. The amount of calculations and their disaggregation depend on the initial information and documents used for evaluating.

6.3. In case of information analysis and the submitted documents results of survey of object of assessment on site of its arrangement are considered. In case of detection in them of discrepancies, contradictions or emergence of doubts in their reliability the appraiser has the right to specify basic data and to apply them in further calculations or to use other reliable information for assessment.

6.4. When evaluating the appraiser cannot use information on the events happening to assessment object after date of assessment.

7. Inspection of object of assessment consists in its visual survey on site of arrangement for the purpose of establishment of actual data about its functional purpose, space-planning indicators, constructive characteristics, internal engineering systems, technical condition and other data.

If several improvements (buildings, constructions, improvement are part of object of assessment, etc.), in case of inspection of object of assessment each improvement is examined. In case of identification by results of survey of the additional improvements relating to object of assessment and which are not provided by the agreement in coordination with the customer the contractor of assessment constitutes the supplementary agreement to the agreement on assessment of such improvements. In case of need and according to the agreement the appraiser can carry out measurements and calculate amounts of works on assessment object.

Competence of the appraiser does not include performing technical diagnostics, examination of technical condition of separate designs and object of assessment in general. In need of conducting examination of technical condition of object of assessment the customer of assessment or the contractor of assessment in coordination with the customer of assessment can attract on contractual basis according to the legislation of specialists and the organizations to accomplishment of this work type.

By results of survey of object of assessment the inspection report by the appraiser according to appendix 1 or the commission of the customer of assessment according to appendix 2 is drawn up.

If the appraiser in case of assessment by market method carries out assessment only by comparative or profitable method, then the decision on creation of the inspection report is made by the appraiser depending on feasibility of accounting of technical condition of object of assessment in comparative or profitable method.

8. Premises and restrictions are determined according to STB 52.0.01 depending on terms of the contract, initial information on real estate object, data of the real estate market, economic situation, the chosen methods of calculation of cost and other factors influencing the determined cost.

9. In case of market research of the real estate the prices of sales (the price of offers and demand) of objects analogs, tendencies of the change in price, the demand and supply on real estate objects, sales terms, financings, the conclusions of lease agreements, contractual and market rental rates, term of exposure of real estate objects, etc. are researched. The amount of the conducted researches is determined by the appraiser depending on features of object of assessment, factors influencing its cost.

10. The analysis of location of object of assessment begins with specifying of the address of object of assessment and includes the description of object of assessment, environment of object of assessment, transport bonds, communications, infrastructure and other characteristics.

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