How much does it cost to appraise a house and land?

About the service

Valuation of a house and land is a procedure during which an objective assessment of real estate is given. Such a service may be required for the sale of a house or land or their exchange. Market value is usually determined by independent parties - experts.

Today there are many companies that carry out appraisal work. You may need to order their services in the following cases:

• It is necessary to calculate the amount of contribution to the Pension Fund.
• It is necessary to determine the amount of tax that the seller must pay.
• A mortgage loan is being issued.
• Real estate is used as authorized capital.
• There are property disputes (during divorce of spouses or division of inheritance by relatives).
• A house or plot of land has come under arrest.
• Construction of residential facilities has not been completed.
• Calculation of project investments is carried out.

How much does our dacha cost?

Moreover, if he tries to understand the issues of prices at least in general terms, this will only facilitate further cooperation with the appraiser and speed up the sales process.

All such different “Country” realtors joke: “even the most unassuming dacha stands apart.” And this joke reflects the main difficulty of assessing such objects. At first glance, this may seem counterintuitive, but when assessing a “simple” dacha, it is necessary to take into account significantly more factors than when assessing an apartment in a “complex” multi-story building. According to Marina Chizhkova, head of the Group's Center for Research and Analytics, often the owners of suburban properties have no idea at what price to put them up for sale. Indeed, even the cheapest dachas usually turn out to be unique in their own way. If most city apartments are located in standard houses and it is always possible to focus on the market prices of analogue apartments, then with country houses everything is much more complicated. “The variety of materials, designs, finishes, and additional buildings raises a lot of questions for appraisers. No one can immediately say how much more expensive a house made of brick with a wrought iron fence is than a house made of calibrated timber without a fence,” says Marina Chizhkova. As a result, houses assessed by the owner himself “by eye” are often put up for sale at reduced or inflated prices. In the first case, the owner loses money, in the second, the search for a buyer may drag on indefinitely. Such suspended offers can be found in almost any dacha, gardening or cottage village. For example, let's take the village. Borisova Griva (Vsevolozhsk district). In the gardens adjacent to it, sales were active last year, with about 55 objects put up for sale in just one year. And approximately 10% of them were exhibited significantly longer than the average period, which, according to experts, may indicate an inflated price. Sometimes it is overestimated for purely psychological reasons. Many owners have a very reverent attitude towards their summer cottages. This is understandable - they invested not only money in their arrangement, but often a lot of effort and time. Therefore, the price of a house in their minds may diverge significantly from the objective market price. However, “market” attempts to focus on the prices at which the closest neighbors sell their dachas do not always help. For example, there is a known case in which, in a large gardening industry, a private construction company almost simultaneously put up for sale two identical neighboring plots with absolutely identical new panel houses. One of the plots was sold about a month later for 900 thousand rubles, and the second found a buyer only six months later. And then after the price was reduced to 600 thousand. The riddle is explained simply - a few tens of meters from the second site, the gardening board organized a new waste collection site.

Sherlock Holmes himself As we see, it is possible to reliably determine the price of a particular country house only after a number of studies. However, it is still possible to name general factors that increase or decrease it. Another specific feature of country houses is that they combine two real estate objects at once - the house itself and the land plot on which it is located. On average, land plots with the status of “individual housing construction land” are the most expensive, while agricultural land is the cheapest. The relief is also important - the price is lowest and the demand is least for marshy, sloping and uneven areas. Proximity to water can both attract and scare away buyers - if the site at least partially falls within the water protection zone, then the erected buildings may be considered illegal. The lack of communications (roads, access to the site, gas, water supply, electrical networks) definitely reduces the cost of the property. Many owners in their advertisements refer to promises from local authorities to lay communications “literally just about now.” But, as a rule, a professional appraiser does not take such promises into account in his work. It is known that before selling an old apartment in an apartment building, you can slightly increase its price using light “cosmetic” procedures, such as whitewashing the ceiling, washing windows and replacing dilapidated wallpaper. Country houses also have their own “cosmetics”, although in this case more expensive work is required. For example, new cladding on the exterior walls of a house will help raise its price by 10-15%. If we are talking about selling an unfinished property, then it will increase significantly (up to 30% inclusive) in price after installing metal-plastic windows. Naturally, this also applies to any old house whose windows have been broken. Particularly meticulous owners of suburban housing can try to independently assess one of the most important factors - the degree of wear and tear of their home. After all, depending on this, the price of the object decreases, sometimes quite significantly. To the point that when wear and tear reaches 85%, experts believe that the market value of the building is close to zero. Detailed information on the basis of which you can assess the wear and tear of a house is contained in document VSN 53-86. The abbreviation stands for “Departmental Construction Standards. Rules for assessing the physical deterioration of residential buildings." True, this document is multi-page, and to get an idea of ​​the general deterioration of the building, you will have to analyze the condition of dozens of its individual structures. For example, the standards distinguish between seven stages of wear and tear on the walls of prefabricated panel country houses. Thus, minor damage to the outer cladding on a small area of ​​the walls indicates their wear at the 10% stage. In this case, to eliminate wear, it is recommended only to “strengthen individual boards or battens.” Whereas “deformation of the walls, wood rot, dampness in the premises, the presence of temporary fastenings and supports” refers to the last stage of wear. And here, in order to increase the market value of the building, it will be necessary to “replace individual panels using up to 50% of the old material,” or completely replace them.

Prepare the papers If you decide to entrust the assessment of your dacha to a professional, then first of all you will need a certain set of documents. The main ones are: title documents (certificates of state registration of property rights, sales, lease agreements, etc.), cadastral passport for a land plot, technical passport for buildings. Experts recommend assessing a country house immediately before putting it up for sale. It is best to do this in the spring, when all the features of the object, including the topography of the site, can be assessed without snow cover. In addition, it should be taken into account that the sales of country houses themselves are strongly tied to the seasons of the year. The peak of publications of advertisements for the sale of suburban real estate occurs in May and June. According to the Center for Research and Analytics of the BN Group, last year, during these months, 2,700 and 3,000 properties were put up for sale, respectively, while in January just over 1,200 country houses were offered. Please note that the exposure period (the time the property spends searching for its buyer after being put up for sale) is most often longer than the similar period for apartments in high-rise buildings. On average, experts advise targeting a wait of four to six months. The timing of the assessment itself depends on the type of object, its characteristics and method of implementation. The so-called express assessment, which is carried out according to documents, without a specialist visiting the site, costs approximately 3-4 thousand rubles. If the appraiser gets acquainted with the object on the spot, then in this case the cost of appraising a land plot will be 7-8 thousand, a plot with a residential building - about 10 thousand rubles. The entire procedure will take from three to seven business days.

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Pricing factors

A real estate appraisal can cost the customer varying amounts of money. The cost of the service is influenced by the following factors:

1. Type of permit that is issued for a land plot.
2. The uniqueness of the building.
3. Qualification, experience, popularity of the specialist.
4. Difficulty of work.
5. Region of location of the company.
6. Level of competition.
7. Calculation method.
8. For which authority the assessment is being carried out, a report is being prepared.
9. House area.
10. Size of land.
11. Urgency of service provision.

Types of services

You can calculate the cost of a house or plot of land in the following ways:

• On one's own.
• Using the services of a private company.
• By contacting a state specialized organization.
• Using an online calculator.

Real estate can be appraised free of charge and for a certain amount of money. In the latter case, the work will be done more efficiently and the result will be as accurate as possible.

Experts use the following assessment methods in their work:

1. Expensive . The costs of constructing a residential property are taken into account.
2. Profitable . Suitable for assessing commercial real estate and apartments.
3. Analog . The prices of transactions concluded over the past year are compared. Suitable for evaluating houses located within the city.
4. Complex . This is a rather difficult method to implement. Therefore its cost is higher.

Depending on the object, an assessment can be made:

• Private house, cottage, multi-storey building.
• Land plot.
• Dwellings and land.

1. What is property valuation and why is it carried out?

First, let's define the concept.

Property valuation is the determination of the market value and legality of ownership of movable and immovable property in accordance with a predetermined purpose.

Refers to the most common type of appraisal work. Since the economy is a fickle thing, the price of material goods tends to change. Therefore, quite often it is necessary to determine the value of property for individuals or legal entities depending on market conditions.

An assessment is required in the following situations:

• buying and selling;
• insurance;
• lending;
• determination of cadastral value;
• assessment for the court (execution of decisions);
• valuation for a bank (business liquidation).

A special article is the assessment of property upon entry into inheritance.
The Constitution of the Russian Federation guarantees the right to register ownership of inherited property. To receive an inheritance, a number of documents are drawn up step by step, one of which is an appraisal report. Cost determination is carried out by government agencies or independent organizations.

The heir can use various assessment mechanisms, but in any case he will have to pay a state fee, the amount of which is proportional to the value of the inherited property. Using any of the mechanisms, you can conduct an assessment for the notary.

There are three types of determining the price of an inheritance:

1) Inventory value

Determined by the BTI appraiser. Takes into account a small number of factors, due to which the price is considered lower than the real one. The amount of the duty is significantly less than for other types of price determination.

2) Cadastral value

It is defined for the assessment of land plots and real estate as the value entered in the cadastral register of real estate. Heirs often turn to appraisal companies to compare prices or get an alternative opinion.

3) Market value

Defined as the value for which an inheritance can be sold or bought. With this valuation option, only movable property is valued. The most reliable price and duty belong to the market category of property value.

Features of the assessment can be clearly seen in the table:

All mechanisms are legal, and the results are obligatory for consideration by the notary.

Approximate prices

In Moscow, the services of an expert real estate appraiser will cost from 2,500 to 4,000 rubles . Assessing a home will cost about 3,000 rubles . Finding out the market value of the plot will cost 2,500 rubles . If you need to estimate the area of ​​land along with the house, you will have to pay about 4,000 rubles. In St. Petersburg, prices are at the level of Moscow. In the regions, the price is slightly lower, varying between 2000-3000 rubles .

The owner can find out the approximate cost of land or a cottage for free using special Internet resources that have a calculator for calculating the market value. It is enough to fill in certain fields, enter the parameters of the property being valued, and the system will make the calculation. But you need to understand that the results given will be approximate.

How to calculate residential house tax in 2021

In the same way as the land tax (example above), we can figure out how to pay the tax on a residential building. This is also a local tax, the so-called property tax. Payment of tax on a residential building is regulated by Chapter 32 of the Tax Code.

At the moment, the tax on a residential building is determined based on the cadastral value of the residential building. At the same time, tax payers are exempt from paying for 50 square meters of the total area of ​​this residential building. (Clause 5 of Article 403 of the Tax Code).

For more details on how the tax is calculated based on the cadastral value of a residential private house, read a separate article: “Calculation and determination of the tax on a private residential building based on the cadastral value”