The building wear is due to the worsening of its physical condition, the inconsistency of the functional characteristics of the modern ideas of the real estate market, the influence of the external conditions of the functioning of the object for its value. Since the listed factors manifest themselves interrelated, their influence on the cost is estimated comprehensive.

Worn is the loss of value due to the deterioration of the physical condition of the object and / or moral obsolescence. The accumulated wear is defined as the difference between the current cost of recovery (substitution) and the real market value of the object on the evaluation date.

Depending on the causes of the loss of value, the wear is divided into three types: physical wear, functional wear, external exposure.

Physical wear is the loss of the cost due to natural processes during operation. It is expressed in aging and wear, destruction, rotting, rusting, breakdown and constructive defects. This type of wear can be both eliminable and unrelated. Disposable physical wear (i.e. wear, which can be eliminated as a result of current repairs) includes planned repairs or replacement of object parts in the process of everyday use. Fireless physical wear is the wear, to correct which is inappropriate from an economic point of view, i.e. The cost of its elimination is larger than the added cost of the structure.

Functional (moral) wear is the loss of value due to the relative inability of this structure to ensure utility compared to the new structure created for the same goals. It is usually caused by bad layout, non-compliance with the technical and functional requirements for such parameters as size, style, service life, etc. Functional wear can be eliminable and unrelated. Functional wear is considered eliminable when the cost of repair or replacement of outdated or unacceptable components is beneficial or at least does not exceed the value of the usefulness and / or cost. Otherwise, wear is considered unrelated.

Physical and functional wear is usually inherent in the property itself.

External (Economic) Wear characterizes the damage caused by the cost of real estate by external in relation to it factors. It is inherent exclusively real estate due to the fixation of its location.

Under the corrected physical wear, the loss of value is understood due to the potential costs of a typical buyer for the repair of building structures and elements of the building that have obvious damage or defects.

It is assumed that the designs and elements are restored to the state of the corresponding conditions for normal operation, or completely replaced.

To determine the disposable physical wear, we broke objects into separate structural elements and determined their technical condition.

The constructed objects under the action of various natural and functional factors lose their operational qualities and are destroyed. In addition, the market value of the object has an influence of an external economic impact on the part of the immediate environment and changes in the market environment. At the same time, physical wear (loss of operational qualities) differ, functional aging (loss of technological conformity and value due to scientific and technical progress), external or economic wear (change of the subject of the object in terms of changes in the external environment and economic situation). All together these types are accumulated wear, which will be the difference between the reducing cost of the object and the cost of reproduction / replacement of the object.

Under the physical wear of structures, elements, engineering equipment systems, and the object as a whole should be understood as the loss of the initial technical and operational qualities (strength, sustainability, reliability, etc.) as a result of the impact of natural climatic factors and human life. The physical wear at the time of its assessment is expressed by the value ratio of objectively necessary repair activities that eliminate damage to structures, element, system or object as a whole, and their replacement cost.

The magnitude of the physical wear for the estimated buildings was determined by the modified lifetime method. This method is based on the definition of aggregate wear by calculating the two components: disposable and unreasonable physical wear.

At the same time, the disposable wear is taken equal to the elimination costs, and not eliminable wear - the ratio of the effective age (EV) of the building to their typical term of economic life (TC) multiplied by the replacement value (C), reduced by the amount of disposable wear (UI). Thus, the formula for calculating the aggregate wear is as follows:

where the vehicle was determined according to the term of living buildings, depending on the group of capital, specified in the "Lecture's Lecture" as a basis for assessing the technical condition of buildings and structures Yu. V. Baylezon.

The magnitudes of the disposable physical wear of the structural elements of the building are determined in accordance with the "Rules for assessing physical wear ...". According to these rules, the disposable deposit wear is equal to the amount of disposable wear of the individual structural elements of the building multiplied by their share in the rehabilitation cost.

Under the overall accumulated wear, appraisers understand the loss of the value of the object being estimated for all possible reasons. The value of the total accumulated wear represents the difference between the market value of the buildings at the evaluation date and its complete reducing cost, calculated either as the cost of reproduction, or as the cost of substitution. The cost approach considers the full reducing cost of the estimated buildings on the basis of the assumption that they are new. Therefore, assessing the value of the overall accumulated wear for buildings, the appraisers subtract it from the indicator of complete replacement cost and result in the residual cost of the building.

The physical life of the building (FZH) is the period of operation of the building, during which the condition of the structural elements of the building corresponds to certain criteria (structural reliability, physical durability, etc.). The term of the physical life of the object for puts in construction and depends on the group of capitalization of the provision. Physical life ends when the object is demolished.

The chronological age (KH) is the period of time that has passed since the entry of the object to operation before the date of the assessment.

Economic life (EJ) is determined by the exploitation time during which an object brings income. During this period, the improved improves contribute to the value of the object.

The effective age (eV) is calculated on the basis of chronologic ages of the building, taking into account its technical condition and the estimation of economic factors that affect the cost of the estimated object. Depending on the features of the building of the building, an effective age may differ from chrono of logical age in a large or smaller side. In the case of normal (typical) operation of the building, an effective age is usually equal to chronological

The remaining time limit of economic life (Osezh) of the building is a period of time from the date of the assessment until the end of its economic life (Fig.).

Fig. The periods of the building and characterizing their estimated indicators

The estimated wear reflects the market response to those or another characteristics of the estimated object that distinguish it from a similar hypothetically newly constructed object on the evaluation date. Wearing buildings arises under the influence of three main reasons that can manifest as complex and isolated. The estimate is distinguished by the following causes of the loss of buildings:

1. Physical wear,

2. Functional aging,

3. External (economic) aging.

Physical wear is a decrease in the value of the property due to its physical aging, use, natural disasters and other factors that lead to a decrease in the usefulness of the use of property.

Modern building technologies allow you to build capital structures that have increased wear resistance, which also affects the increase in their life cycle. Therefore it can be argued that new objects of a priori are calculated at least 100 years; For highly capital designs, the period of physical fitness can be 100-175 years. But at the current pace of life, the rapid scientific progress, the moral obsolescence of many products, and real estate in particular, comes much faster than physical.

So, the Moscow Hotel "Russia", the opening of which took place in 1967, in 2006 it was closed for reconstruction. Naturally, the design of the hotel allowed to exploit it and further, but uncomfortable layout, low flows and other factors led to functional wear. The building was dismantled. In many countries, such as Japan, the United States and others, such structures are demolished in 20-30 years.

Valery Evstipheev leads such examples for the metropolitan real estate market: "The process of aging buildings can be illustrated by the example of shopping and office markets. The first wave of creating new shopping centers came to the end of the 1990s, office centers - at the beginning of the 2000s. Since then, not as much time has passed, and, nevertheless, some of them are already now, formally ranked class A buildings, are functionally outdated. This is explained by the fact that many facilities were built taking into account the minimum requirements for one or another class (in particular, this concerns the number of parking spaces per 100 m 2 area, planning, infrastructure, etc.). This provision can be explained by a sharp deficit in all segments of commercial real estate, when almost all new proposal is absorbed on the market, office and shopping buildings are filled with tenants long before construction completion. However, as the market is satisfied, the developers will be more acute the issue of creating more sustainable economic obsolescence of real estate.

This means that, designing an office, shopping center, a hotel or any other commercial building, it is necessary not only to take into account modern technical requirements, but weigh and evaluate competition and requirements for objects from the market for several years ahead. "

By virtue of the design features of real estate objects and due to the impact of various factors leading to destructive changes in the design of the object, the wear of various constructive systems and the elements of the real estate object occurs unevenly, so the calculation of the total wear indicator is always elected alternately. This means that the appraiser separately examines all the structural systems of the building or structure, allocates and fixes the signs of wear characteristic of this constructive system, and determines the wear of each system separately.

In any object of real estate, the following constructive systems can be distinguished: the foundation, walls, overlaps, partitions, roof, openings, floors. Each of these elements performs its specific function, subjected to certain loads, has its own design and, as a result, has its own signs of wear. Let us dwell on more on the signs of wear of the most important of the listed constructive systems.

Assessment of the state of the property begins with the foundation, but not all the foundation is available for inspection, at best you can explore the base and basement of the building and on the basis of their inspection to evaluate the foundation wear. What features is the appraiser? If during the inspection, deformations of the base, cracks, the decay of the solution in the masonry, the detachment of the plaster layer, and the basement of the building is dry without signs of waterproofing, we can talk about the good condition of the foundation, and the percentage of wear in this case will be no more than 10%. If there is deformations and cracks in the basement, as well as other signs of wear, that is, all the grounds in order to more closely explore the state of the foundation and establish its degree of wear on the results of this study.

Walls - the main carrier building design. They are brick, reinforced concrete wooden, etc., and signs of wear, respectively, depend on the type of walls. For brick walls, the main sign of wear is the presence of cracks, curvature of horizontal lines of masonry, deviation from vertical, painting the solution in the masonry, as well as a change in the state of the brick material.

The roof, as a rule, constructively consists of two main elements - supporting design and roof. For the supporting structure, the main indicators are the correct geometry and the condition of the material of the structure, and for the roof - the absence of leaks.

But the inspection of the main elements of the object and the establishment of signs of wear is only the first part of the work on the valuation of the property. By setting the degree of wear of each element as a percentage, it is necessary to estimate the full wear, and this can be done if the percentage of the value of each element in the cost of the entire object is known. Such data can be found in the directories of "enlarged replacement cost indicators", where all real estate objects are classified and the main reference indicators are given, including the percentage of each constructive system of the building or facility in the cost of the object. The presence of such directories greatly facilitates the work of the appraiser.

But not always work on real estate wear assessment is limited to inspection and analysis of signs of wear. There are cases when only inspection is not enough. These are complex cases in which the appraiser has assumptions that the construction of a building or structure (this applies to the foundations and walls) may have hidden defects, significantly worsening the characteristics of the object and can affect the term of economic life of this real estate. In this case, it is necessary to conduct a special technical examination using tools and laboratory analysis to determine wear. This work does not fulfill the evaluation company, but a specialized organization with relevant experience, specialists and equipment.

Definition of wear is one of the most confusing and low-visited assessment theory. This issue is often paid to only a few rows in the description of the allegedly applied methods. But the naturally arising question of the complexity of the described methods and the possibility of the use of these methods itself makes unambiguous conclusion about actually arbitrariness of the appointment of wear.

Federal Agency for Education of the Russian Federation

State educational institution

higher professional education

Izhevsk State Technical University

Votkinsky branch

Department of "E and OP"

DP Faculty

TEST

By discipline: "Real estate economics"

on the topic: "Determining the wear of real estate object"

Performed: Art. c. VZ 7-21-2 (5.6) SELETKOV V.V.

Checked: Fedorova L. L.

Votkinsk

Definition of wear is necessary in order to take into account the differences in the characteristics of the new object and the real estate real estate.

Wearthe estimate means the loss of utility, and therefore the cost of the assessment object for any reason.

There are two ways to calculate wear:

Method of life;

The method of dividing the types of wear.

1. Calculation of wear by the life of life

Cumulative accumulated wear is the function of the object time.

When calculating wear by the method of effective age, concepts are used: the physical life of the building, an effective age, the remaining period of economic life. Consider the periods of the life of the building and characterizing their estimated indicators (see Figure 1)

The physical life of the building (FZH) is the period of operation of the building, during which the condition of the structural elements of the building corresponds to certain criteria (structural reliability, physical durability, etc.). The term of the physical life of the object is laid during construction and depends on the group of capital performance. Physical life ends when the object is demolished.

The chronological age (HF) is the period of time that has passed since the commissioning of the object to the date of the assessment.

Economic life (EJ) is determined by the exploitation time during which an object brings income. During this period, the improved improves contribute to the value of the object.

The effective age (eV) is calculated on the basis of the chronological age of the building, taking into account its technical condition and established at the date of the assessment of economic factors affecting the cost of the estimated object. Depending on the characteristics of the building of the building, an effective age may differ from chronological age in a large or smaller side. In the case of normal (typical) operation of the building, an effective age is usually equal to chronological.

The remaining time limit of economic life (oscipe) of the building is a period of time from the date of assessment before the end of its economic life (Fig. 1).

Life periods of the building and characterizing their estimated indicators (Fig. 1)

Determining the wear of buildings by the life life method is based on the examination of the structures of the estimated object and the assumption that the effective age of the object refers to a typical date of economic life as the accumulated wear on the cost of the reproduction (substitution) of the building.

Indicators of physical wear, effective age and economic life are in a certain relationship, which can be expressed by the formula:

And \u003d (eV: FZ) 100% \u003d [eV: (eV + aircraft)] 100%, (1)

where and - wear,%;

EV is an effective age defined by an expert based on the technical condition of elements or a building as a whole;

FZh - a typical period of physical life;

FRG - the remaining life of physical life.

And \u003d (KH: FZ) 100%, (2)

where and - wear,%;

FZh - a typical length of physical life.

The use of formula (2) is also relevant in the calculation of the percentage corrections for wear in compared objects (comparative sales method), when the appraiser does not seem to be able to inspect the selected analogues to determine the indicators used in formula (1).

In this way, the percentage of wear of elements or the building as a whole can be translated into value expression (impairment):

O \u003d SV (and: 100), (3)

where and - wear,%; SV - the cost of reproduction (the cost of substitution).

2. Calculation of wear by the method of depreciation

The most common is warness breaking method.

Depending on the factors of reducing property, wear is divided into physical, functional and external (economic). Physical and functional wear can be eliminable and unrelated. Economic wear, as a rule, fail.

Classification of the wear of real estate objects (Figure 2.)

The wear is considered eliminated if its elimination is physically possible and economically appropriate. The sum of all possible types of wear is the accumulated wear of the property.

Physical deteriorationreflects changes in the physical properties of the real estate object with time (for example, defects of structural elements). Physical wear may occur under the influence of operational factors or under the influence of natural and natural factors.

There are four basic methods for calculating physical wear:

Expert;

Regulatory (or accounting);

Value;

Method for calculating the life of the building.

The most accurate and most time consuming method is expert. It involves the creation of a defective statement and determination of the percentage of wear of all structural elements of a building or structure.

Example:Table 1 defines the wear of the individual structural elements of the building by the expert method. Table 1

Calculation of the physical wear of the building (Table 2): table 2

Regulatory method the calculation of physical wear is based on the use of various regulatory instructions of the intersectoral or departmental level. In the appraisal practice, it is extremely rare.

Cost method it is to determine the cost of restoring elements of buildings and structures. By inspection, the percentage of wear of each element of the building is determined, which is then translated in value terms. The value method is used to determine the disposable physical wear.

The conditional example of calculating the physical wear by the value method is given in Table 3

Table 3.

This method allows you to immediately calculate the wear of the elements and the building as a whole in value terms. Since the calculation of the impairment is made on the basis of reasonable actual costs for bringing worn items to a practically new state, the result of this approach can be considered quite accurate. The disadvantages of the method are mandatory detailing and accuracy of calculating the cost of repairing worn items of the building.

Method of life it is used to calculate physical wear.

TO functional wear Relevant the cost of property associated with the inconsistency of constructive and planning solutions, construction standards, design quality, material manufacturing material with modern requirements for these positions. The magnitude of the disposable wear is defined as the difference between the potential cost of the building at the time of its assessment with the updated elements and its value at the date of the assessment without the updated elements (the difference between the cost of the reproduction of the building and its replacement cost).

Causes of functional wear:

Disadvantages requiring adding elements;

Disadvantages requiring replacement or upgrading elements;

Super loosening.

Disadvantages requiring adding elements - elements of the building and equipment that are not in the existing environment and without which it cannot comply with modern operational standards. Wear from these positions is measured by the cost of adding these elements, including their installation.

Functional wear can be eliminable and unrelated. Disposable functional wear is calculated most often by the value method.

Disadvantages requiring replacement or upgrades of elements are positions that still perform their functions, but no longer comply with modern standards (meters for water and gas and fire-fighting equipment). Wearing for these positions is measured as the cost of existing elements, taking into account their physical wear minus the cost of returning materials, plus the cost of dismantling existing and plus the cost of mounting new elements. The cost of returning materials is calculated as the cost of dismantled materials and equipment when using them on other objects (refined residual value).

Supervisority - positions and elements of the structure, the presence of which is currently inadequately modern requirements of market standards. Disposable functional wear in this case is measured as the cost of reproduction of the positions of super-recesses minus physical wear, plus the cost of dismantling and minus the liquidation cost of dismantled elements.

An example of super-abscomples can be the situation when the owner of the house, adapting it to himself, made any changes for his own convenience (investment value), not adequate from the point of view of a typical user. These include redevelopment of the useful area of \u200b\u200bpremises for the specific use due to the hobbies of the owner or the birth of its occupations. Disposable functional wear in a similar situation is determined by the current cost value to bring the modified elements to their initial state.

In addition, the concept of ultra-relief is closely related to the real estate market segment, where the same improvements can be recognized as a corresponding specific segment and redundant from the point of view of a typical user. Table 4 provides an example of calculating the functional disposable wear. Table 4.

Fine functional wear is caused by outdated volume-planning and / or constructive characteristics of evaluated buildings with respect to modern construction standards. The sign of the fatal functional wear is the economic inappropreciation of the cost of eliminating these shortcomings. In addition, we need to account for the assessment of market conditions for adequate architectural compliance of the building to their intended purpose.

Depending on the specific situation, the cost of unreasonable functional wear can be determined in two ways:

Capitalization of losses in the rent;

Capitalization of redundant operating costs.

To determine the required calculated indicators (the values \u200b\u200bof rental rates, capitalization rates, etc.) use adjusted data on comparable counterparts.

At the same time, selected analogues should not have signs of an estimated functional wear detected in the object. In addition, the total income, brought by the property complex as a whole (building and land) and expressed in the rent, must be divided accordingly into two components. To highlight a part of the income coming to the building, you can use the investment residue method for the building or the method of analysis of the value of the value of the land plot and the total selling price of the property complex. In the example below, the specified procedure is considered to be completed in the preliminary calculation process (Table 5).

Table 5.

Determination of impairment caused by non-residual functional wear due to the obsolete volumetric solution, (specific area, cubature), is carried out by capitalizing losses in the rent.

The calculation of the firmware functional wear by the method of capitalizing the excess operating costs necessary to maintain the building in good condition can be produced in a similar way. This approach is preferred to assess the non-resistant functional wear of buildings that are distinguished by non-standard architectural solutions and, in which, nevertheless, the size of the rent is comparable to the rent on modern facilities analogues in contrast to the size of operating costs.

An example of determining the value of the functional wear by the method of capitalization of redundant operating costs is presented in Table 6.

Table 6.

External (Economic) Wear- Impairment of an object due to a negative environmental assessment facility by the influence of the external environment: location, market situation imposed by servits for certain use of real estate, changes in the surrounding infrastructure and legislative decisions in the field of taxation, etc. Although the external wear is not eliminated in most cases, sometimes it can be self-made due to a positive change in the surrounding market environment.

The following methods can be applied to evaluate external wear:

Method of capitalization of rental losses;

Method of capitalization of redundant operating costs;

Method of paired sales;

Method of life.

Evaluation of external wear by the method of capitalization of rental losses and the method of capitalizing redundant operational losses is made similar to the calculation of these methods of functional wear, considered above. In the event of an estimate of external nose, it is necessary to identify losses in the rent caused by signs of external wear or redundant operating costs caused by signs of external wear.

The method of paired sales is based on the analysis of the available pricing on newly sold similar objects (pair sales). It is assumed that the pair sale objects differ from each other only by the detected and correlated assessment object by economic wear.

Such an approach to the calculation of external wear is shown in Table 7.

Table 7.

Causes of demolition:

Need to redecessing;

Expansion of transport highways.

The technical condition of the demolished buildings should be taken into account, which in many cases would allow them to be operated for a fairly long period of time.

Example.The assessment is subject to the building previously derived from the residential fund and now adapted to administrative needs. The building is in municipal property. The physical wear of the estimated building, according to BTI, at the time of the assessment is 40%. The technical condition of the building, location and developed infrastructure speak of a sufficiently high commercial attractiveness of the object by potential investors. However, according to the redevelopment plan under the reasons mentioned above, the building is to be demolished after five years from the date of evaluation.

When examining the object, the following indicators were identified by the expert:

1) the effective age of the estimated building is 30 years;

2) The remaining period of economic life is 60 years.

The percentage of accumulated wear without taking into account the action of the external factor is calculated by the formula:

And \u003d eV: (eV + oscipe) 100 \u003d (30:90) 100 \u003d 33%.

Percentage of wear, taking into account the action of the external factor:

And \u003d (30/35) 100 \u003d 86%.

Calculated in this case, the accumulated wear in the amount of 86% is due to the action of predominantly external factor. The share of possible accounting of other types of wear in this result is extremely small, which allows to consider the resulting result by external wear. A sharp reduction in the remaining period of economic life of the building leads to a decrease in investment attractiveness and, as a result, a collapse of the likely sale price. In such cases, the purpose of the assessment is the calculation of not the full ownership of the estimated building, and the rights of the short-term lease for the period of the remaining economic (physical) life, provided that any benefit from this acquisition is seen by the potential investor.

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Page 16 of 27

Methods for calculating physical wear

To assess the accumulated physicalization, several methods can be applied that

are the most common.

1.

2. Determination of wear by the method of life of the object and its elements.

4. Determination of wear by volume of repair work required to restore worn out structural elements and devices.

5. Expert method.

6. Probabilistic method.

1. Survey of the actual state of the object as a whole, its structural elements and devices of engineering equipment (regulatory method).

Using regulatory method of calculation Physicalization is calculated, in proportion to the attitude of the actual and regulatory limits of the service of the property as a whole or for its designs and elements separately. The actual deadlines for the operation of structures and elements are determined from the date of entering the assessment object or from the date of repair (replacement). Regulatory operations can be taken into account for two types of structures and elements: long-lived and short-lived.

The long-lived elements include building structures that form the carrier of the building. The normative life of their operation coincides with the regulatory service life of the building as a whole. The short-lived elements include building structures, which for the term of the overall operation of the property must (or may) be replaced.

This method involves applying various regulatory instructions of an intersectoral or departmental level. For example, "rules for assessing the physical wear of buildings" departmental construction norms of the EAS. These instructions (rules) are widely used in BTI in order to assess the physical wear of residential buildings. The indicated rules are given a characteristic of the physical wear of various structural elements of buildings and their assessment.

The identification of physical wear of the structural elements, engineering systems is carried out by visual and instrumental exposure examination of the building and is estimated by comparing the identified signs of physical wear with their quantitative values \u200b\u200bthat are given by VNC.

2. Determination of physical wear of the method of life.

For this method, there is a certain conceptual apparatus: the term of physical life, the term of economic life, effective age, the regulatory life.

Effective age t ef - This is the age shown by the use of the building. Effective age may be less than the actual, if the operation of the building was carried out at a high level or its reconstruction was carried out. Conversely, if the building was exploited badly, its effective age can be more actual. Effective age is established on the basis of the visual inspection of the assessment object and is based on the experience and judgments of the expert appraiser.

Regulatory service life T norms - Regulatoryly established duration of the operation of the building and its elements, subject to the rules and timelines for maintenance and repair.

The value of wear is expressed by the formula:

This methods of deficiencies:

Differences on the economic life of the building as a whole and the timing of the physical life of short-lived elements are not taken into account;

The definition of an effective term and economic life is subjective by the appraiser.

3. Determination of wear by the method of dividing the types of wear.

Applying this method should consider the disposable and non-resistant physical wear of short-lived and long-lived elements of the building.

Separate calculations for deposits of short-lived and long-lived elements with subsequent summation are made.

To apply the breakdown method, when determining the accumulated wear, it is necessary as a settlement base to have data on the cost of new construction, made by constructive elements.

Disposable physical wear it is usually referred to at the expense of bad operation, so it is also called deferred repair. It is assumed that a typical buyer will make an immediate repair to restore the normal operational characteristics of the structure (cosmetic repair, restoration of sections of the flowing roof, repair of engineering equipment, and then further), it is assumed that the elements are restored to a new or almost new state. The magnitude of the corrected physical wear is equal to the cost of restoring the element of the building to the state of normal operation.

Failure physical wear corresponds to the positions, the correction of which is currently almost impossible or economically inexpedient. The value of this type of wear is determined on the basis of the difference between the total reducing or replacement cost and the sum of the disposable physical wear.

For the purpose of calculating wear, elements of structures having unmountable physical wear are divided into long-lived and short-lived.

At long-lived elements, the expected residual life coincides with the residual economic life of the entire structure. Short-living elements have less residual economic life than the entire structure.

To evaluate the unreasonable physical wear in short-lived elements, the difference between the full reducing or substitution value of the element and the amount of corrected element is multiplied by the attitude of the actual age to the general physical life of the element.

At the same time, the general physical life of the element is determined by reference data that takes into account periodic repairs and maintaining normal operational performance.

After determining the values \u200b\u200bof the disposable physical wear and the sum of the reduction value of short-lived elements with unrelated physical wear, it is necessary to subtract these values \u200b\u200bfrom the full reducing or replacement cost to determine the base for calculating the unreasonable physical wear in long-lived elements.

The cost of unreasonable physical wear in long-lived elements, it is calculated as the attitude of the actual age of the building to the general physical life of the building, multiplied by the residual reducing or replacement cost of long-lived elements (a previously defined database).

The general physical life of the building is determined depending on the type of basic structural elements for various categories of durability buildings.

4. Determination of physical wear in terms of repair work.

This method has another name - the value method. Its essence lies in determining the cost of recreating the elements of the building. Briefly this can be expressed as a formula:

where with the page - the full reducing value of the repaired elements of the building, determined by the estimator of the NMR or according to the OKVS;

With Rem - the cost of repair, determined by the repair of repairs.

This method is quite laborious.

5. Expert method.

The main difference expert methodfrom the regulatory is that withrocky service (the percentage of wear) of elements and buildings as a whole are appointed by expert data.

6. Probabilistic method.

Probabilistic method The calculation allows you to find the parameters of physical wear in the conditions of the uncertainty of the source data. The calculated algorithm simulates certain input parameters as random variables on each implementation. The choice of the number of implementations depends on the required accuracy of the results.

As simulated random variables, it can be selected:

Deadlines for the operation of short-lived elements;

The service life of the building as a whole;

Percentage of element wear.

Definition of functional wear

Signs functional wear In the estimated building, as a rule, the correspondence of its volume-planning, constructive solutions to modern standards, including the equipment needed to operate the building (structures), the functional wear is divided into eliminable and unrelated.

Basic references used in the assessment of functional wear:

– breakdown method;

– capitalization of rental losses;

– capitalization of redundant operating costs required for the maintenance of the building in a proper order.

TO disappearablefunctional wearinclude The loss of value as a result of the non-compliance of the project, materials, construction standards, the quality of design by modern market requirements for these positions. Similarly, eliminated physical wear, eliminable functional wear is measured by the cost of its correction.

Disposable functional wear is called:

Disadvantages requiring adding elements;

Disadvantages requiring replacement or upgrading elements;

- "Super loosenings."

The disadvantages requiring adding the positions that are not in the existing construction, and without which the construction cannot comply with modern standards. The quantitative meter of disposable functional wear due to deficiencies requiring addition is the difference between the cost of performing the required additions at the time of the assessment and the cost of performing the same additions if they were performed during the construction of an assessment facility.

The disadvantages requiring replacement or upgrading elements include positions that still perform their functions, but no longer comply with modern market standards. Disposable functional wear due to positions requiring replacement or upgrades, is measured as the cost of existing elements, taking into account their physical wear, minus the cost of returning materials, plus the cost of dismantling existing and plus the cost of mounting new elements. At the same time, the cost of returning materials is defined as the cost of dismantled materials and equipment when using them on other objects.

To "super loosening" positions and elements of the structure, the presence of which is currently inadequately modern requirements of market standards. The eliminable functional wear due to the "super loosening" is measured as the current regenerative cost of the position of the superference, minus physical wear, plus the cost of dismantling and minus refunds if it takes place.

The concept of "super-relief" is closely associated with the segment of the real estate market, where the same improvements can be recognized as the corresponding specific segment and redundant from the point of view of a typical user.

The economic inappropreciation of the costs of eliminating the shortcomings of volume and planning, design solutions allow for a sign of a signfatty Functional Wear.

It is determined by the reducing cost of missing, morally obsolete or unnecessary elements, on the one hand, and losses from them - on the other. Under a loss is meant either a clean loss of income, or additional operating costs.

Focusing functional wearcalled:

Disadvantages due to positions not included in the price of new construction, but which should be;

Disadvantages due to positions included in the cost of new construction, but of which should not be;

- "Super loosenings."

Focused functional wear due to positions not included in the cost of new construction, is measured as a net income related to this lack, capitalized with the norm of capitalization for buildings, minus the cost of positions if they were included in the price of new construction.

The calculation of the faded functional wear through deficiencies does not depend on whether the regenerative or replacement cost will be taken as a basis.

Fireless functional wear due to positions that are not included in the cost of new construction, but which should not be measured as the current value of the new, minus relating physical wear, minus the value added value (that is, the present value of additional costs associated with the presence of this position).

Functional obsolescence in extreme form can significantly affect the cost of the estimated real estate object.

Definition of external (economic) wear

Economic (external) obsolescence or obsolescence due to the environment , caused by factors, external in relation to property, and is always considered unrelated, since the value of potential costs the irrational purchase of surrounding objects and removing the corresponding harmful elements of just this in order to increase the cost of one affected object.

Economic wear determines the reduction in the utility of the object of real estate as a result of changes in external factors. Such factors can be overloaded streets or an industrial enterprise located in a residential area or nearby. It may be the location of the object. Economic obsolescence is unrelated, since the cost of it is many times greater than the value of the cost of value after eliminating external factors. But economic wear can be temporary, for example, recession of activity in the real estate market.

External wear is inherent exclusively real estate due to the fixation of its location. The impact of the environment of an object on its cost can be measured due to the intuition of the appraiser through the effective age of the building. But the most reliable result of the magnitude of economic wear is able to directly measure the reaction of the market to change the property itself and its environment. Methods can be applied to evaluate economicism:

Rental loss capitalization method

Applications of this method requires data on rent (annual rental) on comparable objects. The following sequence is as follows.

1. The value of rental losses is determined as a rental difference during stable and altered external conditions.

2. The share of rental losses occurred to the building. It is understood here that part of the rent falls on the land.

3. The dedicated dental loss is capitalized (divided into capitalization coefficient), based on the current capitalization rate for such buildings.

Method comparative dealer

The method of comparative sales is based on the analysis of available pricing on newly sold similar objects (pair sales).

The algorithm for applying the method of comparative sales is next.

1. The comparable objects are defined to the estimated object.

2. Correct differences in objects, excluding external factors.

3. The difference in market values \u200b\u200bafter adjustment refers to economic wear.

In some cases, the method of comparative sales analysis allows you to determine the total accumulated wear, as a rule, a typical estimate object. In practice, this method applies only if there are reliable information.

Method of life

This method can be applied if there is a tendency of the pecocusing of the remaining economic (physical) life of the real estate object due to demolition. An example may be a demolition of real estate objects for the construction of a bridge, highway, redevelopment. When calculating the total accumulated wear, the preferential share is economic depreciation caused by external factors. The shares of other types of wear will be small, therefore there are all the foundations of the overall accumulated wear interpret as an economic wear.

Determination of real estate wear

The total cost of reproduction or substitution is the amount of the costs of reproduction (replacement) of the new building in prices operating at the date of the assessment. Therefore, it is necessary to take into account the differences in the characteristics of the new object and the estimated real estate object.

Wearthe estimate means the loss of utility, and therefore the cost of the assessment object for any reason. Wear (as a loss of value) can be expressed in absolute and relative units. If the wear is expressed in absolute units (monetary units), then it is deducted from the full cost of reproduction.

V Play \u003d VP Play - and or V Remarking \u003d VP Note - and, (6.5)

where sv - the cost of reproduction of the object;

V substitution - the cost of replacing the improvement of the object;

VP Play - the full cost of the reproduction of the object;

VP Note - the full cost of replacing the object;

And - wear of the assessment object, expressed in monetary units.

If the wear is expressed in relative units (percentages), the following formula applies:

VP Play \u003d V Play (1 - and), (6.6)

where and is the wear of the assessment object, expressed in relative units.

Severe two ways to determine wear:

• · Method of life;
• · Method of separation for wear.

Wear, as a loss of value, can be expressed both in relative terms (with respect to the full cost of reproduction or full substitution cost) and in absolute terms.

Calculation of wear by the life of life

Wear is the function of the object time.

Determining the wear of buildings by the life life method is based on the examination of the structures of the estimated object and the assumption that the effective age of the object refers to a typical date of economic life as the accumulated wear on the cost of the reproduction (substitution) of the building.

When calculating wear, the term of life uses concepts:

The physical life of the building (T N) is the period of operation of the building during which the condition of the structural elements of the building corresponds to certain criteria (structural reliability, physical durability, etc.). The term of the physical life of the object is laid during construction and depends on the group of capital performance. Physical life ends when the object is demolished.

The chronological age (T Fact) is the period of time that has passed since the entry of the object to operation before the date of the assessment.

The effective age (T EF) is calculated on the basis of the chronological age of the building, taking into account its technical condition and established at the date of evaluation of economic factors affecting the cost of the estimated object. Depending on the characteristics of the building of the building, an effective age may differ from chronological age in a large or smaller side. In case of normal (typical) operation of the building effective age as

Fig. 6.1. The periods of the building and characterizing their estimated indicators

Indicators of physical wear, effective age and economic life are in a certain relationship, which can be expressed by the formula

And \u003d (T EF / T H) 100%, (6.7)

where and - wear,%;

T EF is an effective age defined by an expert based on the technical condition of elements or a building as a whole;

T n - a typical life of physical life.

And \u003d (T Fact / T H) 100%, (6.8)

where TFAK is a chronological age.

The use of formula (6.8) is relevant when calculating the percentage amendments to wear in compared objects (comparative sales method), when the appraiser does not seem to be able to inspect the selected analogues to determine the indicators used in formula (6.7).

Example.Determine the cost of the estimated real estate object. The land plot with the structure of 1980 buildings is estimated. Regulatory service life of the building of 150 years. The market value of the land plot is determined by the method of comparing sales and is equal to 4.5 million rubles. The total cost of the structure is determined by a comparative unit at the level of 11.4 million rubles. Evaluation date - January 30, 2010.

Chronological age of the building of 30 years. To calculate the wear of the structure, we use formula (6.8), since effective age is not given.

And \u003d (t Fact / T H) 100% \u003d 30/150 * 100% \u003d 30%.

To calculate the cost of the estimated object, we apply to formula 6.2.

V \u003d 4 500 000 + (11 400 000 - 0.3 * 11 400 000) \u003d 12,480,000 rubles.

Thus, the cost of the estimated object, calculated within the framework of the cost approach, amounted to 12,480,000 rubles.

Calculation of wear by way of division of wear

The most common method of calculating wear is warness breaking method.

Depending on the factors of reducing property, wear is divided into physical, functional and external (economic). Physical and functional wear can be eliminable and unrelated. Exterior wear, as a rule, fail.

Fig. 6.2. Classification of real estate wear

The sum of all possible types of wear is the accumulated wear of the property.

Physical deterioration Reflects changes in the physical properties of the real estate object with time (for example, defects of structural elements). Physical wear may occur under the influence of operational factors or under the influence of natural and natural factors.

Functional wear Called a decline in the value of the property of real estate associated with the inconsistency of constructive and planning solutions, construction standards, design quality, material manufacturing material with modern requirements for these positions.

Exterior wear- This is a decrease in the value of the real estate object due to a negative environmental assessment facility by the influence of the external environment: location, market situation imposed by servitors for certain use of real estate, changes in the surrounding infrastructure and legislation in the field of taxation, etc.

The wear is considered eliminated if its elimination is physically possible and economically appropriate.

Physical elimible wear is determined by the value method, calculating the cost of the necessary work on replacing and improving the individual structural elements of the building.

Cost method It is to determine the cost of restoring elements of buildings and structures. The value method is used to determine the disposable physical wear.

An example of calculating the physical wear by the value method is shown in Table 6.5.

Table 6.5.

An example of calculating disposable physical wear

Disposable physical wear according to Table 6.5 is 333,500 rubles.

For the calculation of physical non-resistant wear, the expert method or the method of life is usually used.

The most accurate and most time consuming method is expert. It involves the creation of a defective statement and determination of the percentage of wear of all structural elements of a building or structure.

The calculation of the physical wear of the building as a whole will be carried out according to the formula:

And fiz \u003d? [And Phys I I I] (6.9)

IFES I - physical wear of a separate I-wow structural element (%);

I i - the proportion of the i-wow structural element;

n - the number of structural elements of the estimated building.

The calculation of the physical wear of the building is given in Table 6.6.

Table 6.6. Calculation of physical wear

Constructive elements of the building	Share in total value,%	Actual physical element,%	The proportion of physical wear of the element in the general physical wear of the building,% (UDV EL-TA * * IFIZ EL-TA) / 100
Foundation
Walls and partitions
Overlapping
Roof and roofing
Sanitary and electrical devices
Other works
Physical wear of the building

Method of life It is used to calculate the physical and physical unreasonable wear, this method is considered in detail above.

Regulatory method.

The regulatory method is used to calculate the physical wear or physical unreasonable wear. If physical eliminable wear is designed, then there is no need to take into account the factors that were taken into account when calculating the physical disposable wear.

The determination of physical wear comes using a building breakdown by components. The magnitude of the physical wear of the estimated object was determined on the basis of the "Rules of Evaluation of Physical Wear" EAS 53-86 (P). The total physical wear is determined by formula (6.9), when the weights of the structural elements and the magnitude of the physical wear of these structural elements are determined.

Functional wear Called a decrease in the cost of property associated with the inconsistency of constructive and planning solutions, construction standards, quality design, material manufacturing material with modern requirements for these positions.

Causes of functional wear:

• · Disadvantages requiring adding elements;
• · Disadvantages that require substitution or upgrades of elements;
• · Supervisor.

Functional wear can be eliminable and unrelated. Disposable functional wear is calculated most often by the value method.

Depending on the functional wear can be determined in the following ways:

• · Based on redundant operating costs;
• · Based on paired sales.

To determine the required calculated indicators (values \u200b\u200bof rental rates, capitalization rates, etc.) use market data.

At the same time, selected analogues should not have signs of functional wear evaluated in the object. Below is an example of calculating the functional wear (Table 6.7).

Table 6.7. Calculation of functional wear based on rental losses

Estimated indicators	Middle indicators by analogs	Indicators in estimated
Area, leased (s), m 2
Loss factor of incompressions (KP),% of PVD
Potential gross income, rub. in year PVD \u003d SAR _ S.
Valid gross income, rub. in year DVD \u003d PVD. _ (1 - KP)
Pure operating income, rub. in year Chod \u003d dvd - op
The cost of the property, rub.
The cost of the building, rub. VD \u003d V. _ (1 - DZU) (In these calculations, the share of land plot is taken by 25%)
Functional wear,%	(3656 250 - 3178125) / 3656250= 0.13 or 13%

The calculation of functional wear can be made on the basis of redundant operating costs to maintain the building due to functional wear. Consider an example of calculating the functional wear based on redundant operating expenses in Table 6.8.

Table 6.8. An example of calculating the functional wear based on redundant operating expenses

Estimated indicators	Average indicators by analogs	Indicators in estimated
Annual rent (CAR), rub. / M 2
Area, handed over for rent (s), m 2
The coefficient of loss of incompressibility, determined by the average data (CP),% of the PVD
Operating expenses (OR), rub. / M 2
Capitalization rate calculated by market extraction (R),%
The share of the land in the value of the property (DZU),%
Potential gross income, rub. per year PVD \u003d SAR _ S.
Valid gross income, rub. in a year old \u003d PVD _ (1- KP)
Pure operating income, rub. in the anniversary \u003d dvd - op
Cost of real estate, rub.v \u003d chod / r
The cost of the building, rub. VD \u003d V. _ (1 - DZU)
Functional wear,%	(182813-164062,5) / 182813 \u003d 0.10 or 10%

Exterior wear- Impairment of an object due to a negative environmental assessment facility by the influence of the external environment: location, market situation imposed by servits for certain use of real estate, changes in the surrounding infrastructure and legislative decisions in the field of taxation, etc. Although the external wear is more often unrelated, sometimes he can "thoroughly" due to a positive change in the surrounding market environment.

The following methods can be applied to evaluate external wear:

• · Based on rental losses;
• · Based on redundant operating expenses;
• · Based on paired sales;

Consider an example of defining external wear based on pricing on newly sold similar objects (pair sales). Farmer sale objects differ from each other only identified and correlated to the object of evaluation by external wear.

Example. It is necessary to evaluate the external wear, caused by a decrease in the investment attractiveness of the office building due to the transfer of a chemical plant in the immediate vicinity of it within the framework of the production enterprise with the center of Moscow. The real estate market revealed the pair sale of objects A and in a similar purpose. The cost of the land plot in this area is about 25% of the total value of typical real estate. Calculation of external wear by the method of paired sales in Table 6.9.

Table 6.9. Example of calculating external depreciation based on paired sales

Indicators	Value
	The sale price of an object A, located far from large industrial enterprises, rubles
	The sale price of the facility in the near large industrial enterprises, rubles
	The sale price of the building of the object A, rubles (the share of the land plot is 25%, the share of the building is 75%).	7500000*0,75=5625000
	Price for selling the building of the object in, rubles	6900000*0,75=5175000
	Difference, including:
	* in the cost due to physical differences of objects A and B, rubles
	* in the cost caused by the proximity of the nonsense market, rubles
	The loss of value associated with the presence of a factor of external wear, rubles
	Exterior wear,%.	450 000/7500000 \u003d 0.06 or 6%

Wear can be calculated in percentage terms and in value terms, depending on the selected method.

If all types of wear are calculated in monetary terms, the basic formula of the cost approach (6.2) should be used.

If various types of wear in value and interest expansion were calculated, then the cost of reproduction (the cost of substitution) is calculated by the formula:

V VSP \u003d (VP VPR - and Phys. Ustra - and Fun.Uer) _ (1-fiz. _ (1-fun) _ (1 - and hl), (6.10)

And Fun service - wear functional disposable, monetary units;

And physical - wear physical unrelacted,%;

And physical - wear functional non-resistant,%;

And VN - wear external,%.

When determining wear, the most important identification of signs that reduce the cost of the building. Physical wear is present in most buildings, however, there are often no external and functional wear for modern buildings in large Russian cities. In this case, the formula is simplified until the next species:

V BCP \u003d (VP VPR - and FUN. _ (1-fis.nu), (6.11)

Where V VCR - the cost of reproduction;

VP VPR - the full cost of reproduction;

And the physical dish - deterioration of physical eliminable, monetary units;

And fiz. - Worn physical unrelacted,%.

After calculating the total cost of reproduction (the total value of substitution), as well as the accumulated wear, the cost of the land plot and the estimated real estate object as a whole are determined.

To determine the market value of the real estate object, calculated within the framework of the cost approach, it is necessary to use the formula (6.1).

Methods for assessing land plots

Methods for estimating the value of land

Fig. 6.3 Methods for assessing land plots

The valuation of land plots is carried out on the basis of methodological recommendations for determining the market value of land plots approved by the order of the Ministry of Property of Russia from 06.03.2002 No. 568-P or on the basis of other methods presented in the educational literature, as the methodological recommendations are not obligatory.

Among other methods in educational literature, the method of reimbursement of infrastructure costs, a method for typical investment contracts, is used to calculate the value of land plots.

Ministry of Education and Science of the Russian Federation

Federal State Budgetary Educational

establishment of higher vocational education

"Tula State University"

Institute of Law and Management

Department of Finance and Management

Control and term

under the discipline "Evaluation of business and real estate"

on the topic:

Wear in the assessment

Perched Belova E. S.

c. 720621.

Checked Solomykova L.V.

assistant Department of Fim

Tula 2014.

Introduction

One of the important stages of the assessment of the real estate object is undoubtedly determined by the degree of its wear. Wear, in its essence, it is a loss of utility object of assessment, resulting in the fact that the market value of the object becomes less than the cost of substitution or the cost of reproduction. Consequently, without determining wear, the value of the object's value will be incorrect, as it does not take into account the physical and functional changes that occurred with the object during its operation, does not take into account the costs that will be required to restore the initial characteristics or adaptation of the facility to modern market requirements. The procedure for determining the wear of the object makes it possible to estimate its real state, objectively determine the term of its economic life and, it is important, to properly choose the object-analogies to carry out a comparative analysis and assessment of the value of the real estate object.

The above described above, emphasizes the relevance of the topic chosen by me. The main purpose of this work is to consider the problem of determining wear in the assessment. Achieving this goal is predetermined by the formulation and solution of the following tasks: Description and Calculation of Wear, itsconmonomic content, consideration of various types of wear, analysis of methods for assessing physical, moral and external wear, as well as determining their advantages and disadvantages.

1 Definition of wear and its economic content

Determining the degree of wear is an important stage of estimating the object of real estate, since it helps to identify its true state, objectively determine the term of its economic life and correctly select analogs objects for comparative analysis and value estimationobject.

Wear - partial or complete loss of consumer properties and costs, both during operation and when they are inactive.

Wearing in the assessment is any loss of utility object of assessment, resulting in the fact that the market value of the assessment object becomes less or the cost of replacement, or the cost of reproduction.

Wear is defined as the difference between the costs of reproduction of improvements at the date of assessment and their current market value. The economic depreciation is that the wear is classified not from the position of technical feasibility, but in terms of their economic feasibility. Consider periods of life of the object of assessment and characterizing their estimated indicators (Fig. 1)

date of construction assessment demolition object

Evaluation date day when improvements do not lead

Actual age to increase value

Effective age remaining economic life

The term of economic life of the object

the term of the physical life of the assessment object

Figure 1 - Periods of life assessment object

We will analyze more Life periods of the object presented in Figure 1:

• The term of the physical life of the object - Segment of time during which the object is able to actually be used about its intended purpose. This period is simplified, depending on the object of the object of the object in the appraisal practice. He acts as a natural limiter of economic life. Physical life ends when the object is demolished.
• The term of economic life of the object - Time during which improvements contribute to the cost of an object exceeding the costs of improvement, that is, when wear is disposable.

The term can be extended due to quality maintenance, timely modernization and repair.

In the domestic practice of the Economic Justification technique, the project life of the building is determined, which is usually indicated in the passports of a typical project and a constructed object. It is based on the rate of depreciation and the frequency of repair service.

• Actual age - Time from the introduction of an object to operation to the date of the assessment is set on the passport of the object or the certificate of its registration.
• Effective age - Time that is assessed by the life expectancy of the object on the basis of its physical condition, equipment, design, economic and other factors affecting its value.

Depending on the characteristics of the building of the building, an effective age may differ from physical age into a large or smaller side. In the case of a normal (typical) operation of the facility, an effective age is usually equal to the actual.

• The remaining term of economic life The object is a defined appraiser time from the moment of the object examination until the deadline for its economic life is completed.

The building wear is due to the worsening of its physical condition, the inconsistency of the functional characteristics of the modern ideas of the real estate market, the influence of the external conditions of the functioning of the object for its value. Since the listed factors manifest themselves interrelated, their influence on the cost is estimated comprehensive.

Under the overall accumulated wear, appraisers understand the loss of the value of the estimated facility for all possible reasons.. The value of the total accumulated wear represents the difference between the market value of the buildings at the evaluation date and its complete reducing cost, calculated either as the cost of reproduction, or as the cost of substitution. The cost approach considers the full reducing cost of the estimated buildings on the basis of the assumption that they are new. Therefore, assessing the value of the overall accumulated wear for buildings, the appraisers subtract it from the indicator of complete replacement cost and result in the residual cost of the building.

Evaluation Wire reflects the market reaction to those or another characteristics of the estimated object that distinguish it from a similar hypothetically newly built object on the evaluation date. Wear objects occur under the influence of three main reasons that can manifest as complex and isolated, each of the reasons is the basis of the type of wear, which are considered by me in the second chapter of this work.

2 Types of wear

As previously noted, three reasons (factor) affect the object wear, which are the basis of three different types of wear:

1. Physical deterioration - Reducing the value of property due to the loss of specified consumer properties for natural reasons or as a result of improper operation. He P.enraries a change in functional abilities, up to the complete destruction of the property.

Physical wear is divided into eliminable and unrelated. The criterion is the feasibility of elimination costs that cannot exceed the potential benefit calculated by the estimator. Fireless physical wear of rapidly wearing elements is determined by engineering (deducted from the total amount of reproduction cost cost of rehabilitation costs). Failure physical wear is determined by the set of many factors.

Long-term elements of objects have differentterms of operationdepending on the materials from which they were manufactured and applied technologies. The technical relationship of structures has an impact on the operational qualities of the entire object as a whole. Calculations are made according to the maximum worn item. Fast wear objects can undergo in the process of repeated changes, qualitative changes that have some influence on the determination of value. Production of small current repairs - most often serves as an example.disposable physical wear. The costs of identifying direct and indirect costs, as well as accounting of entrepreneurial profits in the restoration work of individual elements are calculated, in accordance with market prices for goods and services.

1. Functional or moral wear- reduction of property value due to its inconsistency with modern market requirements for architectural and aesthetic, volume-planning, constructive solutions, landscaping, safety, comfort and other functional characteristics.In this case, there may be not only insufficient, but also redundant consumer properties, for example, an excessively expensive coating that does not correspond to the functional purpose of real estate.

Functional wearit is also determined by the cost difference during installation, for example, air conditioning systems in the building under construction or functioning building. A decrease in the value of the object may cause a disadvantage or excess of individual qualitative characteristics. These include: bad layout, excessive density of the construction site of the land, the inconvenience of the location and entry to the building, the presence of excess elements that are not involved in functional purposes, etc.

1. External or Economic Wear -changes in the value of the property as a result of changes in the external environment, namely social standards of society, legislative and financial conditions, demographic situation, urban planning solutions, environmental situation and other qualitative parameters.

The magnitude of the external wear is significantly affected by the proximity to low-attractive natural or artificial objects (sewage facilities, dance sites, gas stations, railway stations, industrial enterprises).

Economic wear, unlike physical and moral, will always be irreversible.

For clarity, consider wear in Figure 2.

Figure 2 - types of wear and their classification

The eliminator is called this type of wear, the expenditures on the elimination of which do not exceed the increase in the cost of property. If the cost of eliminating wear is more than the subsequent increase in the value of the property, this wear is considered unrelated.

In addition, physical wear is classified.

Due to caused wear on:

• Depreciation accumulated as a result of normal operation;
• Wear accumulated as a result of natural disasters, accidents, etc.

By time of leakage on:

• Continuous - gradual decline in technical and economic indicators;
• Emergency - rapid wear time.

Moral classified on:

• Functional wear - wear, the cause of which is a change in the properties of products similar to this, the reduction of their production;
• Technological wear - wear, the cause of which is a change in the technological cycle, which traditionally turns on this object.

3 Methods for assessing wear, their advantages and disadvantages

1. Physical deterioration

The literature on real estate and business assessment describes many methods for determining physical wear, but the most common are the following:

• effective age method;
• comparable sales method;
• expert method;
• the breakdown method.

Method of effective age Easy to technical execution and little dependent on the state of the market, it is based on the examination of the buildings of the object of assessment and hypothesis that effective age is true for a typical date of economic life as accumulated wear to the rehabilitation cost. Based on this assumption, there is a formula for calculating wear:

And - wear;

EF - effective age;

EP - economic life;

Sun - replacement cost.

The advantages of the method:

1. The entire calculation is performed in one arithmetic effect;
2. Indicator Sun. It is taken from regulatory documents on the operation of buildings and in a special justification does not need.

Disadvantages of the method:

1. All assumptions of the appraiser on this method will be intuitive, which leads to its legal vulnerability.
2. The method does not give differences in the types of wear, as well as in terms of the life of individual elements of the object.

Comparison of advantages and disadvantages of the method leads to the fact that in practice this method is almost never applied.

Sales comparison method Most frequently used to determine economic wear, and therefore its detailed description is set out in the third part of this chapter, which describes the methods of external wear.

Expert method. The method is based on the scale of expert assessments to determine the physical wear outlined in the departmental regulatory documentVNC 53-86R "Rules for assessing the physical wear of residential buildings". The value of wear is determined by external (visible) damage to the elements. It is these method that the BTI employees are used in the preparation of technical passports on the buildings.

The formula for calculation has the form:

IFIZ \u003d × 100%

where II. - the magnitude of the physical wear of the i is the element in the building, determined by the regulatory document;

HC I. - the proportion of the I - of that element in the building;

i. - Element number.

Advantages of the method:

1. Relative simplicity of calculation;

2. The method of determining the physical wear is established by the regulatory document and is quite detailed in it. The evidence is reinforced concrete. Especially when the opinions of the Employee of the BTI (reflected in the technical passport of the building) and the appraiser (reflected in the act of inspection of the object of assessment or in a defective statement) suddenly it is randomly miraculously converge.

Disadvantages of the method:

1. The technique itself provides accuracy of calculations ± 5%. Wearing on a specific element can be determined, permiss, at 25% or 30% - well, the gradation is such - after 5%. But not even it is scary, but a significant impact of a subjective factor /

2. The magnitude of the error is inversely proportional to the experiment of the appraiser. In addition, it is quite common to the situation when many visible signs of wear of the main power elements of the building are hidden by simple cosmetic repair, which leads to a significant inclusion of the real wear of the building as a whole.

When choosing a method for calculating very often the dignity of the method outweigh the disadvantage, and therefore this method applies to the appraisers very actively.

Breakdown method It assumes the definition of general physical wear on individual groups, taking into account the physical possibility of eliminating this wear or economic feasibility of its elimination:

• Correlated physical wear (deferred repair);
• Incorrigible physical wear of short-lived elements (those that may be repeatedly replaced during the operation of the building);
• The incorrigible wear of long-lived elements (those that form the power frame of the building and can be restored only during the overhaul or reconstruction of the entire building).

The values \u200b\u200bof the unreasonable wear are determined from the value of the elements, taking into account the disposable wear. The total physical wear is determined by summing separate types of wear. At the same time, within the framework of the implementation of the partitioning method at various stages of the calculation, the cost compensation method and the method of chronological age, and the expert method can be applied.

Dignity of the method:

1. The method allows you to consider both visible and hidden factors causing elements (for example, natural "fatigue" of materials, which manifests itself suddenly and leads to the instantaneous destruction of the element).

Disadvantages of the method:

1. It is difficult to explain to a person who reads your report why the estimated value of the building wear as a whole exceeds the wear indicated in the inspection certificate (i.e., deferred repair);
2. Quite a large amount of calculations compared to the rest of the methods;
3. The method is not applicable for the conditions when there is no reliable information about the timing of repair on short-lived elements (for example, the building bought quite recently and the new owner simply lacks data on what and when the last time was repaired at the assessment object). Therefore, it is impossible to calculate the calculation of the elements that the elements becomes impossible to fully reasonably correctly perform the calculation of the chronological age.

Despite a large number of shortcomings, this method is quite actively engaged in practice.

1. Obsolescence

TO functional wearrelevant the cost of property associated with the inconsistency of constructive and planning solutions, construction standards, design quality, material manufacturing material with modern requirements for these positions.

The magnitude of the disposable wear is defined as the difference between the potential cost of the building at the time of its assessment with the updated elements and its value at the date of the assessment without the updated elements (the difference between the cost of the building reproduction and its replacement cost).

Functional wear can be eliminable and unrelated. Disposable functional wear is calculated most often by the value method.

Disadvantages requiring replacement or upgrades of elements are positions that still perform their functions, but no longer comply with modern standards (meters for water and gas and fire-fighting equipment). Wearing for these positions is measured as the cost of existing elements, taking into account their physical wear minus the cost of returning materials, plus the cost of dismantling existing and plus the cost of mounting new elements. The cost of returning materials is calculated as the cost of dismantled materials and equipment when using them on other objects (refined residual value).

Fine functional wear is caused by outdated volume-planning and / or constructive characteristics of evaluated buildings with respect to modern construction standards. The sign of the fatal functional wear is the economic inappropreciation of the cost of eliminating these shortcomings. In addition, we need to account for the assessment of market conditions for adequate architectural compliance of the building to their intended purpose.

Depending on the specific situation, the cost of unreasonable functional wear can be determined in two ways:

Capitalization of losses in the rent;

Capitalization of redundant operating costs.

To determine the required calculated indicators (the values \u200b\u200bof rental rates, capitalization rates, etc.) use adjusted data on comparable counterparts.

At the same time, selected analogues should not have signs of an estimated functional wear detected in the object. In addition, the total income, brought by the property complex as a whole (building and land) and expressed in the rent, must be divided accordingly into two components. To highlight a part of the income coming to the building, you can use the investment residue method for the building or the method of analysis of the value of the value of the land plot and the total selling price of the property complex.

Determination of impairment caused by non-resistant functional wear due to an outdated volume-planning solution (specific area, cubature) is carried out by capitalizing losses in the rent.

The calculation of the firmware functional wear by the method of capitalizing the excess operating costs necessary to maintain the building in good condition can be produced in a similar way. This approach is preferred to assess the faint functional wear of buildings that differ in non-standard architectural solutions and, in which, however, the size of the rent is comparable to the rent on modern objects analogs in contrast to the size of operating costs.

3.3 External wear

External or economic wear- Impairment of an object due to a negative environmental assessment facility by the influence of the external environment: location, market situation imposed by servits for certain use of real estate, changes in the surrounding infrastructure and legislative decisions in the field of taxation, etc. Although the external wear is not eliminated in most cases, sometimes it can be self-made due to a positive change in the surrounding market environment.

The following methods can be applied to evaluate external wear:

Method of capitalization of rental losses;

Method of capitalization of redundant operating costs;

Sales comparison method.

Evaluation of external wear by the method of capitalizing the rental losses and the method of capitalization of redundant operating losses is made similar to the calculation of these methods of functional wear, considered above. In the event of an estimate of external nose, it is necessary to identify losses in the rent caused by signs of external wear or redundant operating costs caused by signs of external wear.

Sales comparison method It consists in identifying a market assessment of the accumulated wear of the object by comparing its rehabilitation cost with current sales prices of comparable objects.

Method implementation steps:

1. Selection of recent sales of facilities of similar assessment facility for the nature of improvements, adjusting their prices and the formation of information to determine the restoration cost of the building;
2. Determining the value of the land plot for each comparable object;
3. Determination of prices of buildings taking into account the wear by excluding the cost of land plots from the sales prices of comparable objects;
4. Calculation of the current recovery value of the object of each comparable;
5. Determination of the accumulated wear of comparable buildings, subtracting their prices, taking into account the wear from the current reducing value of the same buildings;
6. Determining the average percentage of wear of comparable buildings for its transfer to the assessment object.

Advantages of the method It consists of the objectivity of its results, since with the help of sales comparison, the appraiser only identifies the reaction of the market to aging the object of real estate and environmental change.

Disadvantage of the method It is the depletion of the detected type of wear, that is, in the absence of the possibility of differentiation by types and types of wear, which limits the use of this method in real estate management. In addition, the method is quite laborious, as it requires the creation of calculations not only comparing sales, but also to determine the value of land plots and the restoration cost of improving all objects.

Conclusion

Definition of wear is an integral part of the estimation of the real estate object. It contributes to the adequate definition of the real state of the object, helps to assess the remaining period of its economic life. Without a stage of determining wear, the object assessment will be defective and incorrect.

During the writing of the work, the planned tasks were solved, including me it was determined that the wear was in the assessment - this is any loss of utility object of assessment, resulting in the fact that the market value of the assessment object becomes less than the cost of replacing, or the cost of reproduction. In addition, the economic content of the wear is analyzed that the wear is classified not from the position of technical feasibility, but from the point of view of their economic feasibility.

Analyzing the problem of determine the wear, revealed the reasons for the wear of real estate objects, as well as their types: physical, functional or moral, external or economic.

In addition, during the work, there were existing methods for determining wear and was convinced that a correctly selected method of determining wear is played in assessing the object, since each type of wear has its own specifics. After analyzing the methods for determining the assessment, revealed their advantages and disadvantages, which made it possible to conclude that the most rationally use of the expert method and the partitioning method, which is confirmed by the existing practice.

List of references

1. Federal Law "On Appraisal Activities in the Russian Federation" from 29.07.98 №135-ФЗ
2. Kalinin V.M., Sokova S.D. Evaluation of the technical condition of the building: textbook. - M.: Infra-M, 2010. - 268С.
3. Rules for assessing the physical wear of residential buildings of ASN 53-86 (P), M.: GOSGRUDANSTROY, 2007.
4. Alenicheva E.V. Methods for assessing real estate objects. Tambov: Publishing House Tamb. State tehn University, 2012. -335 p.
5. Yaskevich E.E. Real estate assessment practice. Moscow: Technosphere, 2011. -504 p.
6. Real estate assessment: textbook. The second edition is ed. Drapikovsky A.I., Ivanova I.B. - ed. 2nd - b, publishing house "Ega-Basma", 2011. - 480 p.