Object assessment real estate carried out if you need to find out their objective average market value.

All factors that influence the final price are considered. Among them are not only the parameters of the object itself, but also the economic, general market, and political situation.

What is the validity period for a real estate appraisal provided by law? This is a popular question among individuals, lawyers, and company accountants.

The problem is that there is no clear answer to it in the law. Validity period of the assessment market value real estate may vary depending on the specifics of the procedure and the object itself.

If assessments are regular, the results of each expert report will be relevant until the next one is drawn up. At the same time, the federal standard establishes the maximum validity period of the assessment - it cannot be more than 6 months.

After its expiration, the found value can be used, but this is not recommended. All controversial issues are resolved in judicial procedure.

The main confirmation of the fact that assessment procedures have been carried out is the contract drawn up in the form. It must be strictly in writing; there is no standard form for all occasions.

The contract is concluded for:

• several objects;
• one object;
• constant cooperation.

It must contain information about the customer, the performer of the work, the qualifications of the appraiser, and the object of assessment. The contract also stipulates the goals for clarifying the cost and provides a list of standards that were used during the assessment.

Other data:

• the time for which the cost is calculated;
• the amount of remuneration for the performer, the procedure for payment for his services;
• validity period of the apartment assessment.

If there is no information on the last point, calculations are made by default - up to next assessment or for six months.

Only the owner or his authorized representative can enter into an agreement in 2019 (an appropriate document confirming authority is required). The appraiser is allowed to work for a full-time organization or provide services privately. Availability of a certificate, certificate, or diploma of completed education is required.

Like the validity period of the real estate valuation report, the list of documents for signing the valuation agreement is determined by law.

The list of papers includes:

1. Passport of the owner-individual or minutes from the meeting on the appointment of a manager for the organization.
2. Certificate of ownership of real estate.
3. Legal, technical documentation.
4. Passport, power of attorney of the representative.

As a document of title, you can present a deed of gift, purchase agreement, privatization and other similar papers.

Technical documentation depends on the type of property - for apartments, residential buildings, commercial real estate, land plot different procedures apply.

Assessment validity period: important points

The validity period for assessing an apartment for a mortgage or a house for sale is no more than six months. After this period, the information can be used, but its relevance will be in question.

There are situations when you need to find out the price of housing or commercial real estate in the past - expiration dates are not important here. Information is requested when calculating the shares of heirs during legal proceedings related to the determination of property damage. If an assessment has not been carried out previously and there is no relevant data, a retrospective is made into the past.

The validity period of the assessment is a very important parameter; it determines how long the results of the examination can be used. It is also important to indicate in the contract the correct other data on the case, to prepare all Required documents to carry out the procedure.

When it is planned to sell an element of fixed assets or a business as a whole, the company's owners use the services of independent professional firms to determine the price of the object of the future transaction in the current market conditions. Consultations with specialists and analytics are expensive services, so the customer company is interested in at least two issues: the validity period of the market value assessment and the ability to include incurred expenses in the calculation of income tax.

There is no legal obligation for organizations planning to sell fixed assets to conduct an independent assessment of their value. However, most companies prefer to incur additional expenses, but have an official document that will serve as protection against claims from the state and counterparties.

When a company has a conclusion about the market value, it has something to answer the questions of the tax authorities. The latter check the transactions and if they find that the cost of the fixed asset is 20% or more lower than the market average, they can hold the company accountable.

Likewise, business valuation can be used to sell the business as a whole. However, there are other reasons for its implementation: the need to obtain information about the competitiveness of a commercial structure, ways to reduce the fiscal burden, possibilities for reorganization, etc.

How long is a market value report valid?

According to the provisions of 135-FZ, the final size of the market or other price indicated in the report independent appraisers, is recognized as reliable and recommended for use during purchase and sale, if the parties acted in strict accordance with Russian legislation. Challenging the indicated value is possible in court.

The report prepared by independent appraisers contains required details– the date as of which the information provided is current. The “expiration date” of this document as such is not limited by regulations. Only some of the data written in it may become outdated.

According to the provisions of paragraph 1 of FSO1, market price stated in the report is relevant for six months from the date of drawing up the document or publication of the offer for the sale of a fixed asset or business. The legislation notes that the cadastral value is recognized as an exception to this rule: it does not have a statute of limitations.

Established legal practice shows that courts do not always interpret the expiration of a six-month period as an indicator of irrelevance and unreliability of data. To prove his case in the event of a dispute between the parties, the owner of the fixed asset needs to initiate a judicial procedure for considering the case.

In what cases can valuation expenses be included as tax expenses?

Current legislation states that a company or individual entrepreneur has the right to include expenses not listed in Art. 270 of the Tax Code of the Russian Federation, if they meet the following criteria:

• actual payment;
• economic justification;
• availability of supporting primary documents.

Costs associated with engaging independent appraisers, according to general rule classified as other expenses associated with production or sales. They reduce the fiscal base when calculating income taxes.

The legislation does not limit the rights of companies and individual entrepreneurs to order independent assessment, even if it is not mandatory, but voluntary. Regardless of the characteristics of the object whose value is determined and the transaction itself, expenses will reduce the tax base.

The validity period of the market value assessment report is not decisive when including the costs of specialist services in tax calculations. If the conclusions are no longer relevant, the fixed asset has not been sold, but the organization will be able to prove that its expenses were aimed at generating income (even if in fact this did not happen), it will be able to reduce the fiscal base by expenses confirmed by primary documents.

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Validity period of the Property Complex Assessment Report and regulations regulating this period. General requirements to the contents of the assessment report of the subject of assessment.

Question: Please tell me whether there is a validity period for the Property Complex Valuation Report and how it is regulated. Property Complex was assessed for the parent company's contribution to the subsidiary's charter.

Answer: The general deadline has not been established.

According to Art. 12 Federal Law “On Valuation Activities” the total value of the market or other value of the valuation object, indicated in the report drawn up on the grounds and in the manner provided for by this Federal law, is recognized as reliable and recommended for the purposes of concluding a transaction with the object of evaluation, if in the manner established by law Russian Federation, or the court has not established otherwise.
The final value of the market or other value of the valuation object, determined in the report, with the exception of cadastral value, is recommended for the purpose of determining the starting price of an auction or competition item, completing a transaction within six months from the date of preparation of the report, except in cases provided for by law Russian Federation.

Rationale

Federal Law of July 29, 1998 No. 135-FZ
On appraisal activities in the Russian Federation

Article 11. General requirements for the content of the report on the assessment of the object of assessment11233

The final document drawn up based on the results of determining the value of the appraised object, regardless of the type of value determined, is the assessment report of the appraised object (hereinafter also referred to as the report).12

The report is prepared on on paper and/or in the form electronic document in accordance with the requirements of federal valuation standards, regulatory legal acts of the authorized federal body exercising the functions of legal regulation of valuation activities.7

The report must not be ambiguous or misleading. In the report in mandatory the date of the assessment of the subject of assessment, the assessment standards used, the goals and objectives of the assessment of the subject of assessment, as well as other information necessary for a complete and unambiguous interpretation of the results of the assessment of the subject of assessment reflected in the report are indicated.6

The report must indicate:6 the date of compilation and the serial number of the report; the basis for the appraiser’s assessment of the appraisal object; information about the appraiser or appraisers who carried out the assessment, including last name, first name and (if any) patronymic, number contact phone number, postal address, e-mail address of the appraiser and information about the appraiser’s membership in the self-regulatory organization of appraisers; 1 information about independence legal entity, with whom the appraiser concluded employment contract, and the appraiser in accordance with the requirements of Article 16 of this Federal Law;2

purpose of assessment;1

an exact description of the valuation object, and in relation to the valuation object belonging to a legal entity - details of the legal entity and, if any, book value of this object ratings;2

valuation standards for determining the value of the valuation object, a list of data used in the assessment of the valuation object, indicating the sources of their receipt, assumptions adopted when assessing the valuation object;2

the sequence of determining the value of the appraised object and its final value, restrictions and limits of application of the result obtained; the date of determination of the value of the appraised object; the list of documents used by the appraiser and establishing the quantitative and qualitative characteristics of the appraised object. The report may also contain other information that, in the opinion of the appraiser, essential for the completeness of the reflection of the method used to calculate the value of a specific valuation object.1

To carry out the assessment individual species objects of assessment, the legislation of the Russian Federation may provide for special forms of reports.1 The report must be numbered page by page, bound (except when the report is prepared in the form of an electronic document), signed by the appraiser or appraisers who carried out the assessment, and also affixed with the personal seal of the appraiser or appraisers or the seal legal entity with which the appraiser or appraisers have entered into an employment contract.2 A report drawn up in the form of an electronic document must be signed by a highly qualified electronic signature in accordance with the legislation of the Russian Federation.17 In cases provided for by this Federal Law, regulatory legal acts authorized federal body performing the functions of legal regulation of valuation activities, the report is subject to publication in the manner established by the authorized federal body carrying out the functions of legal regulation of valuation activities.1

Article 12. Reliability of the report as a document containing information of evidentiary value29374

The final value of the market or other value of the valuation object, indicated in a report drawn up on the grounds and in the manner provided for by this Federal Law, is recognized as reliable and recommended for the purposes of concluding a transaction with the valuation object, if in the manner established by the legislation of the Russian Federation, or in court the procedure has not been established otherwise.39 The final value of the market or other value of the valuation object, determined in the report, with the exception of the cadastral value, is recommended for the purposes of determining the initial price of the subject of an auction or competition, completing a transaction within six months from the date of preparation of the report, with the exception of cases provided for by the legislation of the Russian Federation.4

Article 13. Contestability of information contained in the report8315

If there is a dispute about the reliability of the value of the market or other value of the valuation object established in the report, including in connection with another existing report on the valuation of the same object, this dispute is subject to consideration by a court, an arbitration court in accordance with the established jurisdiction, an arbitration court by agreement of the parties to a dispute or agreement or in the manner established by the legislation of the Russian Federation regulating valuation activities.50 The court, arbitration court, the arbitration court has the right to oblige the parties to complete a transaction at a price determined during the consideration of the dispute in a court hearing, only in cases where the transaction is mandatory in accordance with the legislation of the Russian Federation.

Many people across the country are wondering why a real estate appraisal is needed. Also, the question increasingly arises about what is the validity period of a real estate assessment. To answer them you need to go “from afar.”

The idea that real estate can only be bought or sold is very erroneous. After all, a person’s real estate is “frozen capital”, which can be “unfrozen” at almost any time. Thus, real estate can serve as the basis for issuing a loan, including a mortgage type; it can be pledged, deposited in authorized capital, as well as for rent.

However, to carry out all of the above, as well as many other activities, it is necessary to know the so-called amount of available capital, that is, the value of the property owned. This is precisely why a real estate valuation procedure is required.

Valuation of real estate objects

This activity is carried out in several stages, the first of which is a direct inspection of the object that is being assessed. This inspection is carried out by a specialist of your choice, who records the characteristics and features of the house, apartment, land and other real estate. Among such characteristics that have the greatest impact on the cost of an object are:

• Condition of the building and its area.
• State interior decoration and conducted communications.
• Number of rooms.
• Location relative to main infrastructure facilities.
• And much more.

Validity period for real estate assessment

After receiving the results, people begin to think about how long the real estate appraisal is valid. The answer to this question is very simple, and it is contained in the twenty-sixth paragraph of the Federal Assessment Standard.

This paragraph, among other things, establishes the period within which the instructions in the assessment report can be used to carry out various transactions with the object, and this period is six months, that is, six months.

Organizations assessed

If you are looking for a reliable organization that can be entrusted with such an important undertaking as real estate valuation, we advise you to turn your attention to a company called ANO “Center for Real Estate and Business Valuation”. Among its advantages are the careful selection of personnel, thanks to which your assessment will be carried out exclusively by a highly qualified specialist, as well as sufficient acceptable prices for the services provided.

Valuation of real estate objects carried out taking into account the fact that any real estate represents a certain product. The assessment of the value of real estate should be carried out as competently and carefully as possible. As a result, the customer will receive a qualified report of the market value of real estate based on a real estate appraisal.

1. Transactions related to purchase or sale;
2. Rental;
3. Ransom;
4. Division of real estate;
5. Pledge;
6. Obtaining a mortgage loan;
7. Other types of lending;
8. Entry into inheritance;
9. Determination of damage caused in the event of various accidents and disasters;
10. Involving her in various business projects;
11. During legal proceedings;
12. For insurance;

This is a determination of the potential market value of all real estate properties. The very concept of “real estate” is strictly defined by the provisions Civil Code Russia. Real estate includes land and all objects located on it: (subsoil, reservoirs, forests, already erected buildings and structures under construction).

Real estate valuation is not an arbitrary, but an orderly process that consists of several main stages. Initially, the appraiser directly identifies the subject of the assessment, studies its quality characteristics, documentation and sets a date for the assessment process. After familiarizing the client with the preliminary results, an assessment plan is created and an agreement is concluded. At the third stage, the appraiser collects all necessary information about the property being assessed, as well as – for the purpose of clarifying and comparing the value – similar real estate properties. After checking the received data and confirming it, the stage of assessing a specific object begins. At the final stage, the expert appraiser draws up a report on the value of the object based on the findings and results obtained.

What documents must be provided to the appraiser to evaluate real estate?

During the assessment process, the expert will need some mandatory documents that reflect the main physical and legal parameters of the property being assessed. The amount and type of documentation depends on the type of object being assessed. The main list includes:

• Certificate of ownership;
• Lease agreement;
• Rentals;
• All information on encumbrances;
• Book value;
• Utility payments;
• Technical certificate;
• Explication;
• Certificate from the BTI;
• Floor plan;
• Permission for redevelopment (if any);

When assessing, three main approaches are used: cost, income and comparative. The final result of the assessment is not an arithmetic average, but the result of logical reasoning and a thoughtful approach of a professional to the assessment process, as a result of which the real market value of the appraised object is derived. Thus, the calculation results in each approach can be influenced by various factors. So, for example, within cost approach the value of the property will be influenced by the degree of wear and tear on the structural elements of the property, both physical and functional. The result of the income approach is greatly influenced by the ability of the object to generate income, and therefore by its location. IN comparative approach The final value of the value may be influenced by the presence/absence of certain encumbrances or improvements that are not available on analogue objects.

How much does a real estate appraisal cost and what does this cost depend on? What are the terms for assessing real estate?

Do not forget that real estate valuation is a labor-intensive and complex process that will require an expert not only professional, but also legal knowledge. Therefore, the cost and timing of the assessment are least dependent on the value of the property being assessed. The main points that are taken into account when remunerating an appraiser are the specialist’s labor costs, the cost of which is measured in man-hours and has a fixed rate. It is on the basis of this rate that the final price of the service provided is determined: starting from 3,000 rubles and ending with several tens or even hundreds of thousands of rubles.

How long is a real estate appraisal report valid?

Its validity period is 6 months. This limitation of the period is associated, first of all, with the constant change in the market value of real estate, which entirely depends not only on economic, financial and production factors, but also on state policy.

Despite the fact that the cost of an appraiser’s services is relatively high, experts do not recommend appraising your property yourself. Of course, you can use recommendation articles found on the Internet or newspaper advertisements, however, the result obtained is unlikely to be objective. In addition, quite often when conducting a transaction it is required appraisal document, legally binding and provided only by a qualified professional.

What does a real estate appraisal report look like and what does it include?

The assessment report is standard document, which must fully comply with the requirements of the law regulating appraisal activities (135-FZ) and Federal standards assessments (FSO). It contains all the information obtained during the assessment process and information confirming the correctness of the results reflected in the report. The report must also indicate the date of the assessment. Attached to the report are certificates of membership of the appraisers who assessed the property in Self-regulatory organizations appraisers, their insurance policies, as well as documents on obtaining education in the field of assessment.