Garage valuation: cadastral and market, how much does an independent inspection cost?

When a person is about to buy a garage, the main question that worries him is whether such a deal is profitable for him. At the same time, the seller is concerned about not selling the property too cheap. In this case, you can evaluate the structure, which will allow you to find out the real cost. It depends on a large number of factors.

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What are the goals of a garage assessment?

The garage appraisal process has a specific purpose:

Implementation through sale. The price of the property is set after it is appraised. The results are taken into account when setting the price.
If an exchange is made.
This procedure is implemented when the owner is not satisfied with the size of the garage or its location. The assessment is carried out in relation to two objects. When the cost is equal, the transaction is concluded without making additional fees on both sides.
When inheriting. In a situation where an object is included in the hereditary mass, the procedure is mandatory.

What influences

In practice, there are many schemes that are used when valuing real estate. In this case, factors influencing the process are taken into account. The list includes:

the size of the building and its area;
how prestigious the area is;
location in a populated area;
what condition it is in;
whether communications have been carried out;
are there additional premises;
whether the garage is located in a protected area or not.

What should an appraiser have?

Questions about determining the cost of a garage

During the period of development of the economy as a whole, many assessment schemes have been developed. There are also major factors influencing sales. People don’t always pay attention to them in everyday life, and when faced with a problem they don’t know what to do.

Of course, the primary factor influencing the sale is the price offered. In addition to price, there is a set of requirements that today’s garage seller must take into account.

Among them are the following:

Availability of documents.
Location.
Availability of new houses nearby.
Lack of garages.
Prestige of the area.
Condition of the garage.
Dimensions of the building.
The presence of a basement, inspection pit, additional room.
Availability of communications.
Ensuring security of the location area.

Let's consider each of the points in more detail.

Availability of documents

Only officially registered buildings with the Registration Service of Russia are subject to sale.

Attention: As a result of a notarized transaction, the buyer receives a certificate indicating his ownership rights to the purchase. It is also necessary to check the registration of the land on which the garage is located.

Buyers today pay attention to such features, since the days of transactions on receipts and the time of cooperative books have passed. Without documents, nothing can be proven in case of conflict situations. You should avoid them if you sell your garage; make sure you have all the necessary papers.

It is advisable if you have invoices for materials. If hired workers did it, then an invoice with the cost of the work.
Land is also of no small importance; if it is owned, then the price of the building will be more expensive.

Location

This issue is considered mainly by residents of apartment buildings. Basically, they are the ones who lack garages due to the availability of cars and the density of cars.

Those garages that are located next to houses or right in the yard and visible from the window are in great demand. This also includes garages located in the garage area near the house.
Those that will be located further than the covered zone of the district are more often referred to as unsaleable options. They are bought mainly only for storing things or when the car is rarely used.
It also affects the cost and availability of service stations. It’s nice when you need to make repairs and you don’t have to queue for diagnostics. After all, everything is done on the spot.

Availability of new buildings

The construction of new houses and the development of infrastructure have always affected not only the prices of apartments, but also garages.

The demand factor also plays a role here. Today, almost every resident who moves in needs a garage, and sometimes even two. Gone are the days when there were only a few high-rise buildings in the area, and the rest of the housing was private sector houses. With the beginning of the construction of high-rise buildings, garages began to appear and be in demand. Their prices have also increased significantly.
Today, builders, trying to solve the current problem, are creating underground parking lots. They appear in new buildings. But in this case, a person does not get a garage, but a general parking space, without the opportunity to put any other things, replacement tires, spare gasoline, tools and other necessary things that are undesirable to store in the apartment.
Payment for services for such a place sometimes reaches very large sums (security, light, etc.). If the owner wants to buy a parking space, then the amount that will have to be paid is equal to the cost of a garage located next to the parking lot. There are such parking lots that are free and not guarded, but without security the question of property safety becomes a concern.
The advantages of such parking lots are in a convenient location. The owner, upon leaving the apartment, can take the elevator down to the car. In winter it is especially pleasant. The car is located in a place protected from bad weather and this is an obvious plus.

Lack of garages

Having a small number of garages always causes a stir. In such, often densely populated areas, all the yards are filled with cars, since there is simply nowhere else to park them.

Naturally, the price issue here cannot be low. In such cases, the rumor about the sale does not even develop into an announcement. In such places, the cost of a garage is sometimes equal to the cost of housing. They can cost more than a million rubles.

Prestige of the area

The level of prices for apartments and the prestige of the location of the area and city also provide for high prices for other buildings, including garages. Residents of such areas should be prepared for the associated costs when purchasing a car. Garage sale advertisements don't hang here for long. Also in such areas there are a lot of video surveillance, and this is the safety of the car and also plays a role.

Garage condition

Of course, buildings whose condition does not require additional investments or any repair work are more in demand. Purchasing a garage (see What documents are needed to register the purchase of a garage) implies the earliest possible use of the building.

Attention: Existing shortcomings always affect the price reduction. If you want to sell your garage, pay attention to its well-groomed and neat appearance, which will not hide possible technical defects, but will give a pleasant and attractive appearance to the eye.

Building dimensions

Of course, every car owner dreams of a spacious garage. People are happy to buy garages 3.5 or 4 meters wide. They are comfortable, the free space allows you to use the garage at your discretion.

Small ones, of course, are also bought, but those built on a plot of 6 by 3 meters or an area of 16 square meters about forty years ago do not always fit the dimensions of modern cars. Road representatives such as jeeps, SUVs, and many passenger cars, even if they can fit, simply opening the doors will cause problems. The height is sometimes not suitable either. Trucks and minibuses need a height of more than two meters.

Availability of additional premises

Additional rooms are important not only for the home. Previously, a basement was built (see How to make a basement in a garage: construction technology) in garages for the purpose of storing clogs and vegetables. Now, in the era of minimalism, apartment design accumulates a significant number of little things that simply require a garage. Of course, this advantage also affects the price.

Attention: For the outskirts, this is a particular advantage, since in those places they are bought more for such purposes than for parking a car.

In such options, the availability of water and the level of humidity are taken into account; it should not freeze in severe frosts.
Sometimes garage owners, when planning the construction of a structure, allocate space for a technical room. Anyone will agree that this is an obvious plus. Such additional spaces are also allocated under the garage itself, with a similar area. It can be used for storing things. The price in this option sometimes increases by a third.

Availability of communications

A heated garage (see Do-it-yourself garage heating: which is better) is the dream of almost every motorist. This option has not been available in old garages for a long time, and if it existed, it was eliminated in order to save money.

There should be electricity if this is not a room that has been empty for many years. Thus, by offering to buy it to other people, the seller must solve the problem of paying debts and possible malfunctions.
The assessment of the garage will be higher if there is also a sewer nearby, because then commercial activities can be carried out in the premises.
The presence of a heating main will also have an effect, because in this case you can make the room heated without any problems.

Independent assessment

It is required when:

a person intends to sell or buy property;
conclusion of a lease agreement;
registration of collateral with a banking organization;
the garage is included in the authorized capital of the company;
the owner has made a decision regarding the demolition or liquidation of the building;
a garage insurance contract is concluded;
damage caused by criminals or natural disasters is assessed;
inheritance of property;
litigation regarding the garage.

In this case, the assessment is carried out by special licensed organizations.

Cadastral

All real estate objects that are registered with a specially authorized body and registered in cadastres must have a cadastral passport. This document reflects the cadastral value; it remains relevant for three to five years.

After the specified period has passed, appropriate changes regarding the cost are made to the documentation. If there is no cadastral passport, the cost can be found out using the following methods:

order an extract from a multifunctional center or Rosreestr, in which case you will need to pay a state fee;
use the official website of the tax authority or Rosreestr, obtain background information regarding the value of the property.

If the data in the cadastral documentation has not changed for a long time, the price is not valid. As for individual buildings, the cost of such a garage does not affect the price that the owner sets for sale.

However, when the difference between such amounts is significant, this may affect the buyer’s choice. When an assessment is carried out, the cadastral engineer takes into account the following factors:

how far the garage is from the houses;
building materials used in construction;
date of construction;
area and size;
the cost of the land plot where the building is located;
availability and quality of road surface;
degree of wear;
location of the garage relative to transport interchanges, gas stations, services.

The rules for registering a plot of land under a garage are presented in this video:

If the garage is located in a cooperative, then its cost is less than that of an individual building. This is due to the fact that ownership of the land that is located under the garage belongs to the person.

At the same time, the land plot under the building in the GSK is in common ownership of the members of the cooperative. When purchasing a garage in cooperatives, a person receives ownership of the garage and also becomes the owner of a share in the land. You can own and use the land, but not dispose of it.

Market

Determination of market value is carried out through a comparative approach. It is understood that they compare prices for similar objects, and then determine the cost of a particular garage.

As a rule, garages that are equivalent in several respects have approximately the same price, which makes it possible to determine the average price. The upper limit is determined depending on which factors are present from those reflected above.

The approach under consideration is the most common in the process of estimating the cost of garages. There are also several other approaches that cannot fully reflect the completeness of the price. The methods are called cost-based and profitable.

The latter implies that the profit that the owner receives from renting out the property will be taken into account. From the income received over a certain period of time, the cost of the building is calculated.

The cost method is the addition of additions that the owner made when building the garage. The cost of materials is taken into account, while the price of the land plot is not included in the calculation.

Garage security

Garage security is important for the safety of your car. This fact also applies to obvious advantages.

This point will be important if a person conducts commercial activities. And if there is good security, then the premises can be used as a warehouse.
There are options for security by guards (symbolic) or professional organized security, using video cameras, passes, and closing at night. If your place is not guarded, a modern selection of alarms (see Security alarm for the garage: how to choose it) allows you to connect the necessary option, allowing you to see and control your territory from a considerable distance.
The described situations occur in every city and differ only in the price that is offered for construction, or that is requested. Of course, not every city builds high-rise buildings with parking lots and uses video monitoring systems, but time does not stand still and changes are possible. There are more streets, high-rise buildings are replacing dilapidated residential buildings. The population is actively growing, and cars are becoming more affordable. Garages will always be in demand.

Attention: Insurance of the garage will not be important during the sale, because the new owner will take out insurance under a new one. But when taking out a loan, insurance of the object will be mandatory.

Thus, if you really want to sell your garage, or take out a loan secured by your garage and get a decent amount for it, re

What is the price

The price of the work depends on where the building is located and what the goals of the process in question are. If inheritance legal relations are formalized, then the price is approximately equal to 3 thousand rubles. The remaining goals are on average 4.

This video will tell you where to start registering a garage as your property:

We can conclude that the process of assessing the value of garages is mandatory. This applies to all transactions made with real estate.

Inspection

Often, people who order a garage appraisal do not know that, according to legislative acts, appraisers have an obligation to be personally present during the inspection of the building. Photos are attached to the report.

Such measures make it possible to identify the object, its condition, and location on the day when the assessment was carried out. There is one exception - the assessment of the structure upon entry into inheritance rights.

This is due to the fact that it is necessary to estimate the value for a period of time in the past, that is, on the day when the testator died. Also, when assessing a garage for a court, if it is impossible to get inside, only the external condition of the building is assessed. It is best for the owner to cooperate with the appraisers.

In particular, it must provide access and illuminate these locations, since not in all cases they can be determined by visual inspection. It is worth reflecting the degree of modernization of the structure, the difficulties that occur during operation.

Date

Determining the timing, as well as the cost of the process under consideration, depends on what documents need to be collected and the amount of work that needs to be done. They are determined on an individual basis. In addition, the timing is affected by which company is chosen.

When an organization values its reputation and tries to retain clients, it promises to complete the procedure in a fairly short time. On average, this period of time is from 3 to 5 days.

Documentation

To conduct a garage assessment, you need to collect the following documentation:

acts confirming completion of the registration process in Rosreestr;
if available, lease agreements are presented;
documentation regarding inheritance rights to the garage;
when the owner is a member of a garage cooperative, documents must be submitted that confirm this fact.

Garage assessment scheme.

The listed documentation is provided in originals.

Approximate prices

Below are standard assessment methods (with special features):

Providing at least 2 documents (certificate of ownership, information from the owner about the garage in simple written form, without an expert’s visit, a comparative procedure, resulting in an assessment report) - 3,000 rubles .
Providing a minimum of 4 documents (the previous method adds the need to provide information about existing encumbrances and a technical passport, without a specialist visit, resulting in an assessment report/expert opinion) - 5,000 rubles .
Providing the entire package of available documents (if necessary, the request is made by the expert himself), mandatory on-site visit of a specialist, as a result - only an expert opinion - from 10,000 rubles and above .

Evaluation results

After the garage has been assessed, the owner receives the following list of documents:

expert opinion on the cost of the garage or a report containing the price (this needs to be clarified before the assessment begins);
copies of documentation issued by the appraiser, in particular, insurance policies, diplomas and extracts from registers;
a formal agreement and act regarding the performance of work;
receipt confirming payment.

The report includes a description of the characteristics of the building, including the location where it is located, the methods used for the assessment, photographs, if necessary, and the calculations used.

Real estate valuation is used when concluding any property transactions. This process is carried out by special companies that have a license to conduct such activities. The cost and duration are determined individually.

What will determine the cost of the appraisal expert’s work?

The price for appraiser services will consist of three factors:

Conditions for the procedure - with or without travel (the first condition will cost more).
The type of final assessment is an expert opinion (only it is accepted by courts or notaries (for the purpose of registering an inheritance)) or an assessment report (suitable for sale).
Scope of assessment - the more parameters are examined in the expert’s final document, the more expensive the procedure itself will be.

Approaches to business valuation

Traditionally, when assessing an existing business, three approaches are used. Each of these approaches has its own specific methods and techniques. The data used in a particular approach reflects either the company's present position, its past achievements, or expected future earnings.

The appraiser has the right to independently determine the need to use certain approaches to assessment and specific methods within the framework of the application of each approach.

Income approach

Using it, the appraiser makes calculations based on predicted data. The value of a business directly depends on the income that will be received in the future (and they are determined based on current activities and possible risks). The higher the projected income, the higher the cost. The income approach is appropriate in assessing existing enterprises whose activities are not planned to be discontinued.

Comparative approach

This approach essentially boils down to the principle of substitution. The appraiser analyzes sales transactions in this area and determines how much was actually paid for an object with similar utility. Sometimes the application of the approach is complicated due to the need to evaluate a unique business that has no analogues in the region.

Cost-effective approach

The appraiser calculates the value of the business based on the expenses incurred by the owner to create the enterprise, register it, promote it, and expand it. A specialist models the organization of a business from scratch and calculates all expenses.

The cost approach to business valuation is rarely used, since it allows one to obtain the value of the business as a complex of tangible assets. And such valuable assets as intellectual property and business reputation are taken into account extremely rarely.

What is taken into account when valuing a business?

An independent appraiser works with a complex, multifaceted object - an operating enterprise with a combination of external, internal and image factors. Only taking into account all pricing criteria will allow him to determine the objective market value. When assessing the value of a business, the appraiser takes into account about 20 factors, including:

Utility for the owner (determined by the amount and timing of income).
Liquidity.
There are restrictions on doing business.
Share of intangible assets.

Goodwill (business reputation).
Financial position (determined during financial analysis).
Management level.
Production technologies, etc.

Only an analysis of all factors will determine the value of the business.

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How is the market valuation of a used car performed?

In their work, experts are guided by a methodology for determining the technical condition of a vehicle.

In progress:

From open sources (price lists of car dealerships, customs directories) basic characteristics and costs are found out.
The machine is identified and compliance with the technical passport is checked.
Traces of restoration after an accident, re-equipment, other changes, differences, and corrosion of parts are found.
The mileage is recorded.

The calculation takes into account the year of manufacture, operating conditions, timeliness of maintenance, and wear of spare parts. All expenses that will be required to bring the car into perfect condition are summed up. Based on all the data, a conclusion is issued.