Typology of real estate financial and industrial academy. Typology of real estate objects as a mandatory method of mass valuation. While mastering the discipline, the student must

Requires the appraiser to analyze a large number of factors that determine the amount of the estimated value. A qualified and reasonable conclusion about the cost characteristics of the valuation object is possible only on the basis of systematized and confirmed in one way or another source data, which can be verified by any interested party, including government authorities. The main tasks of the appraiser are a clear definition of the actual object of assessment, its identification (description), justification for the choice of information base when carrying out calculations and minimizing various assumptions and assumptions regarding the quantities used in the calculations.

In the event of a complete cessation of construction, the procedure for the liquidation and use of already constructed objects or parts thereof, assembled structures and equipment, and the sale of the customer’s material assets brought to the construction site.

Permanent (indefinite) use of plots of state and municipal property;

Lease of land acquired for a fee or free of charge;

Limited use of adjacent land plots owned by other persons.

During the exploitation of the land, the plot can generate income called ground rent, which is understood as an internal indicator of the efficiency of using a land plot as an asset of an enterprise, which is defined as the quotient of dividing the calculated value by the capitalization period. In accordance with the draft methodological recommendations “Procedure for accounting for the value of land plots in the assets of commercial organizations, including those with foreign investors,” when calculating land rent, the following classification of land plots is proposed depending on the type of use: agricultural, forestry, settlement lands, etc.

The above systems, classifications of fixed assets and proposals for the classification of land plots are currently accepted as the basis for taking into account the results of determining the value of their property in the assets of enterprises. However, they view real estate not as a single whole, but as fixed assets and land. At the same time, if we analyze the market value of real estate, there is a need to develop our own classification system, which would make it possible to study the basic “commodity” properties of an entire object and would be linked to already existing systems of classification and description of objects.

Civil buildings are classified according to a number of specific characteristics. Depending on their purpose, they are divided into residential and public. In turn, each of the identified groups is classified according to specific functional characteristics.

Civil buildings are divided into mass-produced buildings and unique ones. Mass construction buildings are erected in large numbers according to standard and reused designs to meet the basic needs of people (residential buildings, schools, kindergartens, clinics, hospitals, etc.). Unique buildings are of great public importance; they are erected according to individual projects, usually in a single version (for example, theaters, museums, palaces of culture, universities, government buildings, some residential buildings).

Based on the number of floors, civil buildings are conventionally divided into five groups:

Low-rise - up to 3 floors high;

High number of floors - 6...9 floors;

Multi-storey - 10...25 floors;

High-rise - more than 25 floors.

The floors of civil buildings are called:

Aboveground - when the floor level of the premises is not lower than the planning level of the ground;

Basement, or semi-basement - when the floor level of the premises is lower than the planning level of the ground, but not more than half the height of the premises;

Basement - when the floor level of the premises is below the planning level of the ground by more than half the height of the premises;

Attic - when the premises are located in the volume of the attic.

When determining the number of storeys of a building, only above-ground floors are taken into account.
2.2. Planning diagrams of civil buildings

Planning solutions for civil buildings are very diverse, as they reflect various functional processes occurring in certain conditions. However, this variety of solutions comes down to several planning schemes: cell, hall and combined (Fig. 3.1).

Cell circuit It is used in those buildings where small, equal-sized rooms are needed. The cellular layout can be solved according to corridor, enfilade, centric (corridorless) and sectional planning schemes.

The corridor layout scheme is characterized by the arrangement of premises on both sides of the corridor. When the premises are located on one side, the layout is called a gallery layout. Through a corridor or gallery, communication between rooms is established (Fig. 3.1, A). The corridor scheme is widely used in various civil buildings: dormitories, hotels, boarding schools, administrative, educational, medical and preventive buildings, etc.

The enfilade planning scheme provides for the direct connection of adjacent rooms located sequentially, one after the other (Fig. 3.1, b). The enfilade scheme, previously common in residential, palace and religious buildings, has limited use (museums and exhibition pavilions, commercial buildings).
Planning solutions for civil buildings are very diverse, as they reflect various functional processes occurring in certain conditions. However, this variety of solutions comes down to several planning schemes: cell, hall and combined (Fig. 1).

The corridor layout scheme is characterized by the arrangement of premises on both sides of the corridor. When the premises are located on one side, the layout is called a gallery layout. Through a corridor or gallery there is a connection between the rooms (Fig. 1, a). The corridor scheme is widely used in various civil buildings: dormitories, hotels, boarding schools, administrative, educational, medical and preventive buildings, etc.

The enfilade planning scheme provides for the direct connection of adjacent rooms located sequentially, one after the other (Fig. 1, b). The enfilade scheme, previously common in residential, palace and religious buildings, has limited use (museums and exhibition pavilions, commercial buildings).

The centric layout scheme provides for a clearly defined one main large room, and around it are grouped secondary, smaller rooms (Fig. 1, c). Examples of this scheme can be entertainment buildings: theaters, cinemas, concert halls, circuses.

A sectional planning scheme includes a number of repeating parts and sections isolated from each other. Within a section, rooms can be located according to different layouts (Fig. 1, e). This scheme is most often used in apartment buildings.

The hall layout is typical for buildings consisting of one large room on the floor or adjacent to it, along the perimeter, small secondary premises: markets, exhibition pavilions, sports facilities, garages, etc. (Fig. 1, d).

The combined scheme is based on a combination of cell and hall schemes (see Fig. 1, c). In it, large halls are grouped with smaller rooms. Multifunctional and complex buildings and complexes, as a rule, combine several planning schemes.

The premises of civil buildings according to their role in the functional process (rest, work, study) are divided into several groups:

Basic - correspond to the main functions of the building (living rooms of residential buildings, school classrooms and offices, auditoriums of theaters and cinemas, trading floors of stores);

Auxiliary - designed to provide the main functions of the building, but do not determine them (conference rooms, archives, foyers and lobbies of theaters, utility rooms of shops, museums, etc.);

Service workers - increase comfort and sanitary conditions, but are not directly related to the main function of the building (lobbies, halls, sanitary facilities, buffets of public buildings);

Communication - necessary for connections within the building (stairs, ramps, elevators, escalators, corridors, galleries);

Technical (sometimes entire floors) - designed to accommodate engineering and technical equipment (elevator engine rooms, waste collection chambers, rooms for ventilation and air conditioning).

Rice. 3.1. Planning diagrams of civil buildings:

A- corridor and gallery; b- enfilade; V- centric; G- hall; d- sectional

Rice. 3.1. Planning diagrams of civil buildings:

A- corridor and gallery; b- enfilade; V- centric; G- hall; d- sectional
Rice. 1 - Planning diagrams of civil buildings:

a - corridor and gallery; b - enfilade; c - centric;

G - hall; d - sectional.
2.3. Typological classification of high-rise buildings

Currently, there is no unified approach to the methodology for classifying high-rise buildings. They are classified according to various criteria, including functional (multifunctional and specialized for various purposes) and planning (hall, corridor, gallery, cell) schemes; their location on the general plan (compact or extended); plan shape (rectangular, square, oval, complex); placement of staircase and elevator units; structural systems, etc.

Modern high-rise buildings attract special attention from specialists and the public, since they have become part of the urban structure, which includes the main types of people’s life activities: housing, recreation, places of employment. Their active construction influences quantitative and qualitative changes in the structure and appearance of cities: a significant change in the way of life of the population, an increase in the social status of the areas where they are built, the creation of modern infrastructure, bringing the service system closer to the consumer, increasing or decreasing the comfort of living, etc.

In the existing variety of types of high-rise buildings, the most common specialized buildings are residential, hotel and administrative.

High-rise specialized residential buildings include apartments for permanent and temporary residence (apartment-type apartments). These include some objects in Moscow, for example, Edelweiss, Triumph Palace, the building on Kotelnicheskaya Embankment, as well as Marina City (Chicago, USA), Velska Tower (Milan, Italy), etc.

High-rise specialized hotel the buildings consist of residential rooms of different levels of comfort. These include the following objects in Moscow: the Cosmos and Leningradskaya hotels, the Izmailovo hotel complex, as well as the Hesperia Hotel (Spain), the Burj Al Arab hotel (Dubai, UAE), etc.

High-rise specialized administrative the buildings include administrative premises, including offices. These include such objects as the building of the Delta Research Institute (Moscow), Commerzbank (Frankfurt am Main, Germany), National Commercial Bank (Jedah, Saudi Arabia), and the building of BMW Headwaters (Munich) , Germany), Chrysler Building (New York, USA), etc.

In addition to the considered common types of specialized high-rise buildings, there are other varieties, for example: educational and administrative buildings in Moscow - the main building of Moscow State University. M.V. Lomonosov on Vorobyovy Gory, MGSU building; medical - the building of the All-Russian Oncological Research Center of the Russian Academy of Medical Sciences; library - the building of the National Library of Belarus (Minsk), etc.

High-rise multifunctional buildings may include all rooms designed in specialized buildings. Examples of these include most of the buildings being built in Moscow City (Russia Tower, Federation Tower); Wedding Palace (Moscow); residential complex "Scarlet Sails" (Moscow); "John Hancock Center" (Chicago, Illinois, USA), "La Tour Credit Lionas" (Lyon, France), "Jin Mao" (Shanghai, China).

High-rise unique multifunctional buildings built both abroad and in Russia. These include: “Grand Arch” in the Défense district (Paris, France), towers of the Kuwait Investment Company “Gateway of Europe” (Madrid, Spain), “Central China Television” (Beijing, China), the world’s tallest tower “Khalifa” (Dubai , UAE), etc. For such buildings, the cost-effectiveness requirements of the project are inferior to the original architectural, artistic and constructive solutions.

The type of high-rise building must be taken into account in its architectural, space-planning and structural design, and for each specific functional purpose of its premises. Some architectural and planning solutions are the most successful for placing residential premises, others - for administrative ones, and others - can be used as universal ones. This is due to the fact that each type of premises has its own special requirements for the architectural and planning parameters of the building. For example, architectural and planning solutions for residential premises are characterized by a fine-cell structure; hotels - mixed (fine mesh for hotel rooms and medium mesh for small conference rooms, cafes, etc.); gyms, restaurants, swimming pools - coarse mesh. Multifunctional buildings, depending on the set of functional elements, usually have a mixed (combined) structure.

Currently, the majority of multifunctional high-rise buildings have been built. In Russia, there is officially only a definition of a multifunctional high-rise building, which is given in MGSN 4.19-2005, although it does not have a clear definition of what kind of premises should be there and in what proportion. The division of high-rise buildings into types is a necessity and the basis for further research and creation of a regulatory framework for the design, systematization and development of basic principles of formation, taking into account their preferred characteristics. The typological characteristics reveal social, ideological, functional, structural and technical, economic, urban planning and architectural and artistic requirements for a high-rise building with a specific connection to the area and taking into account its purpose.
CONTROL QUESTIONS

1. Give the classification of civil buildings by number of floors.

2. Give the classification of civil buildings according to their functional purpose.

2. Name the main planning schemes of civil buildings.

3. Give the classification of premises in civil buildings.

4. Name the main features of the classification of high-rise buildings.

Chapter 3

TYPOLOGY OF RESIDENTIAL PROPERTIES
3.1. General information about residential real estate

A residential building is considered to be a building that has a postal number, the entire area (or at least half of the total area) of which is intended for permanent residence, located on a land plot within certain boundaries with all auxiliary buildings, structures, and landscaping elements located on it.

Residential buildings are intended for permanent or temporary residence of people. They are divided into the following groups:

Apartment buildings;

Homes for the elderly and families with disabled people using wheelchairs.

The number of residential buildings does not include dachas (capital, lightweight buildings) owned by state enterprises, organizations and institutions and dacha construction cooperatives, citizens on the right of private ownership, summer garden houses of members of gardening associations, hunting lodges, sports and tourist centers, motels, campsites, sanatoriums, holiday homes, boarding houses, houses for visitors, hotels, barracks, cells, railway trailers and other buildings and premises intended for recreation, seasonal and temporary residence.

The main type of residential building is a house with apartments for single-family occupancy. The number of apartments in them may vary and depends on the type of house and the location of construction.

Apartment residential buildings are conventionally divided according to the number of floors:

For low-rise buildings - 1...3 floors;

Average number of floors - 4...5 floors;

Multi-storey - 6...9 floors;

High number of storeys - 10... 16 floors;

High-rise - 17 floors or more.

For urban development, the most economical are 5-9-story residential buildings. High-rise buildings are built only in large cities. Construction of low- and medium-rise houses is carried out in villages and small towns. In rural settlements, low-rise and, less often, mid-rise buildings are used.

3.2. Capital of residential buildings

There are six capital groups for residential buildings. Capital groups and the degree of durability of residential buildings are given in Table. 3.1.

Table 3.1. -Capital groups of residential buildings

Group capital	Building characteristics		Term services, years		Degree long eternity
1	2		3		4
I	Stone buildings, especially capital ones: stone foundations, reinforced concrete, concrete, rubble concrete, rubble, brick; stone walls (brick with 2.5 -3.5 bricks) or brick with a metal or reinforced concrete frame and large blocks; reinforced concrete floors; roofing - roll, tiled, metal and asbestos-cement sheets.		150		I
II	Ordinary stone buildings: stone foundations; stone walls (brick 1.5 -2.5 bricks), large-block and large-panel; reinforced concrete and mixed floors (wooden and reinforced concrete), as well as stone vaults on metal beams; roofing is rolled, tiled, made of metal and asbestos-cement sheets.		125		I
III	Lightweight stone buildings: stone foundations; lightweight masonry walls made of brick, small cinder blocks and shell rock; wooden floors, reinforced concrete or stone vaults on metal beams; the roof is tiled, made of metal, asbestos-cement sheets.		100		I and II
IV	Wooden buildings (chopped and cobbled, mixed and adobe): rubble strip foundations; walls are chopped, paving and mixed (brick and wood), adobe; wooden floors; roof - made of metal and asbestos-cement sheets, tiled.		50		II and III
1	2	3		4
V	Prefabricated panel, frame, adobe, adobe and half-timbered buildings: foundations on wooden chairs or stone pillars; frame-fill panel walls, mud-brick, adobe walls; wooden floors; the roof is made of metal and asbestos-cement sheets.	25...30		III and IV
VI	Frame-reed, fiberboard and other lightweight: adobe, soil foundations; walls made of frame-reed and other lightweight ones; wooden floors; the roof is made of metal and asbestos-cement sheets.	15		IV

Residential buildings, depending on the capital group, degrees of fire resistance, durability and operational requirements, are divided into four classes (Table 3.2).
Table 3.2. -Residential building classes

Class buildings	Required degree		Permissible number of storeys, no more	Operational Requirements
Class buildings	durability, not less	fire resistance, not less	Permissible number of storeys, no more	Operational Requirements
I	I	I	Not limited	Elevated
II	II	II	9	Average
III	II	III	5	»
IV	III	Not standardized	2	Minimum

3.3. Nomenclature of types of residential buildings

The nomenclature of types of residential buildings is composed of differentiatedly developed typologically similar designs of residential buildings in terms of space-planning structure.

By space-planning structure residential buildings are divided into the following types: one-apartment, two-apartment, blocked, sectional, corridor and gallery.

A typological diagram of residential buildings is shown in Fig. 3.1. For Central Russia in urban development, multi-section and partially single-section (tower) houses are used as the main type; for areas with mild and hot climates - gallery ones. Corridor residential buildings are convenient for placing one- and two-room apartments. Blocked residential buildings are used in small towns and urban-type settlements, single-apartment buildings are used in rural settlements and small towns.

The nomenclature of the main types of residential buildings, depending on the organization of life and the nature of residence, is presented in Table. 3.3. The main criteria for dividing residential buildings into types are socio-economic conditions, demographics, and the specifics of running a private farm. Depending on their purpose, residential buildings are divided into three groups: permanent, temporary and seasonal residence.

Rice. 3.1. - Typological diagram of residential buildings according to space-planning structure
The first group includes all types of apartment buildings, including houses for small families, boarding schools for the elderly, disabled people and veterans. The second group consists of houses for temporary residence, designed for singles (dormitories), i.e. for settlement by working youth, students, students. The third group is intended for temporary residence at a certain time of the season (this includes both stationary and mobile or prefabricated houses). They are intended for fishermen, oil workers, gas workers, livestock breeders, shepherds, builders, etc.

Based on the nature of construction, apartment buildings are divided into four types:

With apartment plots, in which each apartment has its own plot of land;

With elements of primary household services and a green area intended for public use;

With developed services, including a different set of modern apartments, a complex of service institutions to meet the most diverse cultural and everyday needs of the population of this type of building (youth residential complexes (YRC));

Hotel type, intended for singles and families of two or three people who do not run a full-time household. The apartments in them have a small living area, a reduced composition of utility rooms (kitchen niches, combined bathrooms with shower trays, etc.). Such houses provide a developed system of public utilities and consumer services.

3.4. General principles of apartment planning

Apartments are the main unit from which all residential apartment buildings are assembled. The apartment is usually intended for occupancy by one family. The layout of such an apartment is decided as a single whole, but the total area includes living and utility areas, as well as summer premises. The living area includes a common room and bedrooms. The utility area includes a kitchen, a hallway, a bathroom or shower room, a toilet, a pantry or a utility closet. The summer premises include a balcony or loggia and a veranda.

The resettlement of families with a social norm of a total area of 18 m2 per person is recommended to be calculated using the formula

that is, the number of rooms (K) in the apartment should be one more than the number of family members. A family of one person is provided with 33 m2 of total area; for a family of two people - 42 m2 of total area; for a family of three or more people - at least 18 m2 of total area for each family member.

Table3.4. -Upper limits of apartment areas for public construction

	Total area of apartments, m2, with number of rooms
Type of settlement	1		2		3		4		5		6
Type of settlement	A	B	A	B	A	B	A	B	A	B	A	B
City, village	28	38	44	53	56	65	70	77	84	96	103	109
Village (approximately)	38	44	50	60	66	76	77	89	94	104	106	116

Resettlement in apartments is carried out in accordance with the Housing Code of the Russian Federation. Two categories of apartments are accepted (A and B) with different minimum areas (excluding the area of balconies, terraces, loggias, cold storage rooms, apartment vestibules) depending on the number of rooms in social housing buildings (Table 4.4). In Moscow, the apartment areas shown in the table are taken as lower limits.

Currently, two categories of housing have been introduced: A - housing stock for state, municipal and social use; B - housing stock for commercial and individual use. Category B housing includes single- and multi-apartment residential buildings, including blocked ones, with a standardized lower limit of 33 m2 for one-room apartments and 103 m2 for six-room apartments and an unlimited upper limit on the area of apartments (single-apartment houses).

Category A housing includes multi-apartment residential buildings, specialized multi-apartment residential buildings (for the elderly and disabled), and dormitories. Apartments in category B single-family houses may include a dining room, library, laundry room, sauna, gym, billiard room and other premises.

The layout of the apartments differs, first of all, in the number of rooms and the size of the total area, consisting of living and utility areas. The type of apartment is determined by the size of the family and the estimated total area per family member. In urban development, 1-, 2-, 3- and 4-room apartments are most common.

Rice. 3.2.-Examples of planning solutions for one-room apartments
One-room apartments are designed for families of one or two people. Their placement is provided in sectional and corridor houses of a hotel type. A one-room apartment includes a room, a kitchen, a hallway, and a sanitary unit (Fig. 3.2). The room serves as a place for various activities, relaxation, and sleep.

Two-room apartments are designed to accommodate families of two or three people. They can have a layout with isolated or adjacent rooms. The sanitary facilities are usually separate (Fig. 3.3). The larger room is used as a living room, the smaller one as a bedroom.

Rice. 3.4.-Examples of planning solutions for two- and three-room apartments

Three-room apartments are designed to accommodate families of three to four people. The rooms can be isolated (one of them can be adjacent), the sanitary facilities are separate (Fig. 4.4). One of the rooms is used as a living room, another (isolated) as a bedroom, and the third as a children's room.

For large families of four to six people, four- and five-room apartments are provided (Fig. 4.5). It is possible to arrange rooms in such apartments on two levels on the two upper floors of sectional houses. The common room is located adjacent to the front room and in convenient connection with the kitchen. This connection is made through a sliding partition or a special transfer window in the cupboard, which is a partition between the room and the kitchen. Multi-room apartments are oriented on two opposite sides of the building.

Recently, apartments have begun to be designed with flexible layouts that can meet the requirements of different families. With a flexible layout, the apartments are separated by prefabricated partitions. Kitchens and sanitary units occupy a stationary position in such apartments.

Living rooms are the main part of the apartment. They have different purposes and are divided into common (living room) and bedrooms. The most comfortable living rooms are those with a width to depth ratio of 1:1 to 1:1.5. The depth (distance from the window) of living rooms should be no less than 3 m and no more than 6 m, width - no less than 2.4 m.

The common room is the largest in area and serves as a place for relaxation and various activities of family members, receiving guests, and a dining room. The dimensions of the common room are assigned to be no less than 16 m2, width - no less than 3 m. The common room is most often isolated; in two-room and multi-room apartments it can be a walk-through room.

The bedroom is intended for sleeping, studying, storing clothes, books, and for children to play. The bedroom area is assigned 10... 12 m2 for two people and 8 m2 for one. It is advisable that the bedrooms should be impenetrable.

Utility rooms include a hallway with utility corridors and storage closets, a kitchen, sanitary facilities, and summer rooms.

Rice. 4.5.-Examples of planning solutions for four-room (a) and five-room (b) apartments

R

is. 3.6.-Dimensional diagrams of the kitchen with equipment placement

Rice. 3.7.-Dimensional diagrams and placement of sanitary facilities equipment
Front (hallway) provides comfort of the entrance node and connection with the premises of the apartment. The width of the front door must be at least 1.4 m, the minimum area is 3 m2. Intra-apartment corridors connecting the hallway with the living spaces of the apartment are assumed to be at least 1.1 m wide, with utility corridors - 0.85 m; the height in the presence of mezzanines is 2 m. The connection between the hallway and the living rooms is possible through the hall.

Kitchen intended for cooking and eating. There are three main types of kitchens: kitchen-niche, working kitchen, kitchen-dining room (Fig. 4.6). A kitchen niche is organized in the form of a niche in a living room or a front area of 0.7... 1.0 m2 in hotel-type houses, in one-room small-sized apartments for one person running a minimal household. Kitchens are equipped with an electric stove and exhaust ventilation.

A working kitchen is installed in one-room and small two-room apartments. The area of the working kitchen is taken in the range of 5...8 m2.

A kitchen-dining room is used in modern apartments, in which, in addition to working equipment, a dining table and chairs are placed. The area of such a kitchen is taken depending on the size of the apartment in the range of 8... 11 m2.

Toilet includes rooms where a bath or shower tray, washbasin and toilet are located. In one-room and small two-room apartments, combined bathrooms are installed, where all sanitary fixtures are located in one room. Apartments for large families have a separate bathroom. Dimensional diagrams and placement of sanitary fixtures in sanitary units are shown in Fig. 4.7.

3.5. Rules for calculating space-planning parameters of apartments and residential buildings

Apartment area should be determined as the sum of the areas of living rooms and utility rooms without taking into account loggias, balconies, verandas, terraces, cold storage rooms and vestibules.

Total area of the apartment- this is the total area of residential and utility premises. The total area of the apartment is determined as the sum of the areas of its premises, built-in wardrobes, as well as loggias, balconies, verandas, terraces and cold storage rooms, calculated with the following reduction factors: for loggias - 0.5; for balconies and terraces - 0.3; for verandas and cold storerooms - 1.0.

The area occupied by the stove is not included in the area of the room. The area under the flight of internal stairs with a height from the floor to the bottom of the protruding structures is 1.6 m or more is included in the area of the premises where the stairs are located.

Floor area of residential buildings should be determined by their dimensions, measured between individual surfaces of walls and partitions at floor level (excluding baseboards).

When determining the area of a room on the attic floor, the area of this room is taken into account with a height up to a sloping ceiling of 1.5 m with an inclination of 30° to the horizon; 1.1 m - at 45°; 0.5 m - at 60° or more.

Total area of apartments of a residential building should be determined as the sum of the total areas of apartments in this building. The area of the underground for ventilation of the building, attics, technical underground (technical floor), non-apartment communications, as well as vestibules, staircases, elevator and other shafts, porticoes, porches, external open staircases are not included in the total area of buildings.

Residential building area should be determined as the sum of the areas of the floors of the building, measured within the internal surfaces of the external walls, as well as the areas of balconies and loggias. The area of staircases, elevators and other shafts is included in the floor area, taking into account their areas at the level of a given floor.

The area of attics and utility underground is not included in the area of the building.

Building area is defined as the horizontal sectional area along the external contour of the building at the base level, including protruding parts.

The ratio of the area of light openings of all living rooms and kitchens of apartments and dormitories to the floor area of these premises should not exceed 1:5.5 (the minimum ratio is 1:8); for attic floors using dormer windows - 1:10.

The height of apartment premises from floor to ceiling must be at least 2.5 m, and the height of intra-apartment corridors - 2.1 m.

Construction volume of a residential building is defined as the sum of the construction volume above the ±0.000 mark (above-ground part) and below this mark (underground part).

The construction volume of the above-ground part of a building with an attic floor is determined by multiplying the horizontal sectional area along the outer contour of the building at the level of the first floor above the basement by the full height of the building, measured from the level of the finished floor of the first floor to the top of the attic floor insulation.

The construction volume of the above-ground part of the building without an attic floor is equal to the product of the vertical cross-sectional area and the length of the building, measured between the outer surfaces of the end walls in the direction perpendicular to the cross-sectional area at the level of the first floor above the basement.

The vertical cross-sectional area is determined by the contour of the outer surface of the walls, the upper outline of the roof and the level of the finished floor of the floor. When changing the cross-sectional area, architectural details protruding on the surface of the walls, as well as niches, should not be taken into account.

The construction volume of skylights protruding beyond the outer outline of the roofs is included in the construction volume of the building.

The volume of bay windows, verandas, vestibules and other parts of the building that increase its useful volume should be calculated separately and included in the total volume of the building. The volume of the loggias is also included in the volume of the building. The volume of the building does not include the volume of passages, porticoes, as well as covered and open balconies.

Technical floors of residential and public buildings should be included in the volume of buildings. Attics used for technical purposes are not included in the volume of buildings.

Volume of the attic floor is equal to the product of the horizontal sectional area of the attic along the outer contour of the walls at floor level and the height from the attic floor to the top of the attic floor. If the attic floor has a curved outline, its average height should be taken.

Volume of the basement (semi-basement) determined by multiplying the horizontal sectional area of the basement at the level of the first floor above the basement by the height measured from the level of the finished floor to the level of the finished floor of the first floor. External walls should be measured taking into account the thickness of the plaster or cladding layer.

When determining the number of floors of the above-ground part of a building, the number of floors includes all above-ground floors, including technical, attic and basement, if the top of its floor is at least 2 m above the average planning level of the ground. With a different number of floors in different parts of the building, and Also, when placing a building on a site with a slope, when the number of floors increases due to the slope, the number of storeys is calculated separately for each part of the building. The technical floor located above the upper floor is not taken into account when determining the number of storeys of the building.

3.6. Manor-type residential buildings

Low-rise individual residential buildings with attached plots are called estate-type houses. They are divided into one- and two-unit apartments. Manor houses most fully meet the needs of a rural resident's life. The main advantage of a manor house is the direct connection with the garden plot and utility rooms, which unites them into a single whole, i.e. home

Manor residential buildings are common in rural settlements and small towns. Recently, the construction of manor houses has also been permitted in large cities on specially designated plots for cottage development.

Single-family manor houses

According to architectural and planning techniques, single-apartment houses are divided into three types: one-story (on the same level); attic; two-story with apartments on two levels.

One of the main indicators of apartments is the number of rooms. According to this indicator, single-family houses are divided into four main types (Table 3.6). There are no upper limits on the area of apartments.

In a single-apartment building, the entire area can be divided into three groups: residential, utility and communications. The residential group includes a common room (living room), bedrooms, children's rooms, and rooms for intellectual work. The household group includes a clean kitchen (for cooking), a feed kitchen, pantries for food and seasonal clothing, a garage, a workshop, etc. The communication group of premises includes the entrance area (vestibule, front), corridors, hall, stairs.

A one-story residential building is suitable for small apartments with the number of rooms from 2 to 5. The total area of the house is limited to 95 m2 (Fig. 4.8, a). Depending on the size of the house and the plot, it is provided with one or two entrances: one is the main entrance from the street, the other is a utility entrance from the plot. It is advisable to make both entrances through a vestibule with a depth of 1.2 m (Fig. 3.9).

To store pickles, vegetables and other products, arrange a basement (underground) with an entrance from the kitchen or hallway. In some cases, a separate cellar is built on the site. The attic is arranged to be ventilated, seasonal items are stored in it, clothes are dried, medicinal herbs, etc. Summer rooms (verandas, terraces, loggias) increase the usable total area of the house in the summer and connect the apartment with nature.

Attic manor house- this is a house with an attic floor located in the attic space, the facade of which is completely or partially formed by the surface of a sloping or sloping roof with a slope of at least 45° (Fig. 3.10). To make better use of the attic space, the attic ceiling is given a broken shape with inclined planes of the walls. The height of the walls to the inclined part of the ceiling is taken to be at least 1.6 m, the area of the horizontal part of the ceiling must be at least half the area of the attic floor (see Fig. 3.10). Currently, roof windows located in the plane of the sloping roof are widely used for lighting attics (Fig. 3.11, a).

Single-family houses with apartments on two or three levels, as well as with a usable basement floor, are called cottages(Fig. 3.11). The main advantage of a house of this type is the architectural and planning compactness of the building area and the clarity in the isolation of the main zones: residential (2nd floor) and utility (1st floor). Cottage-type houses are usually built so that the areas and heights of the first, second and last floors are equal. The roof can be flat or pitched (Fig. 3.12).

The floors are connected to each other by an internal staircase. To save space, such stairs are made steep with a maximum slope of 1:1.1, and with winder steps - 1:1.25. The shape of the staircase is one- or two-flight with a minimum flight width of 0.8 m. The internal staircase can be open or limited by walls. Such stairs are installed in the front or common room.

Rice. 3.8. - Types of single-family residential buildings:

A- one-story single-apartment; b - attic; V - partial arrangement of rooms on two levels; G - single-apartment two-story; d - on terrain with differences in floor levels

Rice. 3.9. - One-story, one-apartment, three-room residential building

Single-family houses have three options for interior design:

1) simplified system (stove heating, backlash closet);

2) local water supply, sewerage, water heating systems;

3) centralized system of engineering communications.
Semi-detached manor houses

Semi-detached manor houses (paired) are a block consisting of two isolated apartments, having one common wall and united by one roof (Fig. 4.13). Such a house has advantages over a single-family house: a smaller perimeter of external walls, less energy consumption for heating, the presence of blocking of engineering equipment, a smaller plot area, which, in turn, reduces the total length of the street and all communications.

IN

In terms of layout, semi-detached houses can be designed with apartments on one and two levels, as well as with a floor-by-floor arrangement of apartments.

Facade 1-5 I-1

1st floor plan Attic plan

Rice. 3.10. - Attic two-apartment residential building with three-room apartments

3.7. Elements of service premises located in residential buildings

To increase the comfort of living of the population in residential buildings, the necessary composition of common service premises for economic, domestic and cultural purposes is provided. They can be located on the first or basement floor.

Based on the composition of their premises, public institutions are divided into three groups:

Catering establishments (cafes, cookeries, canteens, etc.);

Consumer service enterprises (laundry collection points, dry cleaners, hairdressers, repair shops, etc.);

Shops (department stores, mass non-food stores, grocery stores, bakeries, dairy, grocery stores, etc.).

Most often, such premises of small retail establishments and premises of consumer service enterprises are built into the first floors of residential buildings, and trading floors are added, while the design of the first floor of a residential building does not require changes. In Fig. 4.26 shows diagrams of space-planning solutions for built-in and attached retail, household and cultural enterprises in sectional residential buildings.
3.8. Comparative assessment of space-planning solutions for residential buildings

The assessment of various design options for residential buildings is carried out using the method of comparative analysis using a system of space-planning coefficients that characterize the ratio of areas and volumes.

The planar planning coefficient K 1 characterizes the rational use of space and is defined as the ratio of the living area Sliving to the total area S total:

K 1 =Slived/Stotal.

Coefficient K1 depends on the number of rooms in the apartment. Its optimal value is accepted in the existing layout in the range of 0.5...0.7.

Volume coefficient K2 characterizes the use of volume and is defined as the ratio of the construction volume of the building Vbuilding to its total area S total:

K 2 =Vzd/ S total.

Its value depends on the height of the floor, the size of the non-apartment areas (staircase and elevator unit), the material of the walls and partitions. Therefore, the value of the coefficient K2 fluctuates significantly

range: K 2 = 3.5...5.0.

Compactness factor K 3 characterizes the ratio of the area of external enclosing structures Sogr (walls, window and balcony openings, roofing) to the total area S total:

K 3 = Sogr/ S total.

The change in the coefficient K3 depends on the configuration of the building and affects both the estimated cost of the building and operating costs (heating, repairs of facades and roofs). The value of coefficient K 3 is in the range of 0.8... 1.3.

Perimeter coefficient K 4 characterizes the ratio of the perimeter of the external walls Rn.s. to the building area S built:

K 4 = Рн.с./ S stuck.

For urban houses K 4 = 0.24...0.40; for rural houses K4= 0.35...6.50.

Design factor K 5 characterizes the ratio of the cross-sectional area of vertical structures in plan Sconstruct to the building area S built:

K 5 = Sconstruction/ S jammed.

Coefficient K 5 characterizes the degree of saturation of the building plan with vertical structures (walls, partitions, columns, pilasters). For large-panel houses K 5 = 0.10... 0.15, for brick and large-block houses K 5 = 0.15...0.20.

Coefficient K characterizes the ratio of the area of non-apartment communications (staircase and elevator units) S l.l.uz. to the construction area of the building S built:

The lowest value of K 6 is typical for sectional type houses, the highest - for tower, corridor and gallery type houses.

Housing density(net) is the total area, m2, per 1 hectare of residential territory of a microdistrict (quarter, settlement).

Housing density(gross) is the total area, m2, per 1 hectare of the entire territory of the microdistrict (quarter, settlement).

Building density(development coefficient) is the area of buildings being built up, %, of the residential area of the microdistrict

(neighborhood, settlement).

Built-up area is determined by multiplying the length by the width of the building, measured along the external contour of the building at the base level.

The residential area includes the area of the building and the free undeveloped area of the residential part of the microdistrict. The undeveloped area depends on the dimensions of the building and, mainly, on its height. The requirement for insolation of apartments - at least 3 hours per day - is the main factor on which the size of the gap between buildings depends. In current standards, minimum gaps are established according to table. 4.12.

According to fire safety standards, gaps are accepted depending on the degree of fire resistance of buildings in the range from 6 to 15 m.
Table 4.12. - Minimal gaps between buildings

Number of storeys building	Distance between the long sides of the building, m	Distance between the ends of walls with windows from residential premises, m
From 2 to 4	20	12
5	30	15
9	48	24
16	80	45

CONTROL QUESTIONS

1. Define a residential building.

2. Give the classification of residential buildings.

3. Give the classification of residential apartment buildings by number of floors.

4. By what principle are residential buildings divided according to capital?

5. By what principle are residential buildings divided into classes?

6. How are residential buildings classified according to the nature of their development?

7. Give a classification of residential buildings according to their space-planning structure.

8. By what principle are families settled into apartments?

9. Name the types of premises in an apartment and a residential building.

10. What premises include common and living areas?

11. What applies to summer premises?

12. Give the definition of a manor-type residential building.

13. Give the types of residential estate houses.

14. Give the definition of a residential two-apartment manor house and a block house.

15. Name the main space-planning coefficients of residential buildings.

Name the subjects and objects of the typology of real estate objects.

It is necessary to distinguish between the concepts of object and subject of ownership of real estate, as well as ownership and property relations.

Subjects of ownership of real estate are the owners of specific land plots and other real estate objects, vested with land rights and bearing responsibilities in accordance with land, civil, water, forestry and other legislation of Russia. Three main groups of subjects enter into property relations regarding real estate:

a) the Russian Federation and constituent entities of the Russian Federation represented by state authorities, cities, districts, settlements represented by local governments;

b) citizens, associations of people, families, people, population, social group, including foreign citizens;

c) legal entities, commercial, non-profit and other organizations, including foreign ones.

To carry out transactions in the real estate market, citizens must have civil and land legal and legal capacity. Land legal capacity and legal capacity provides, for example, the presence of work experience, qualifications or special training for the acquisition of land for the purpose of organizing a farm.

The peculiarity of the Russian Federation, republics, territories, regions and districts is that they are not only subjects of state ownership of land, but also bearers of the right of territorial supremacy as an element of their sovereignty.

The object of ownership of real estate is primarily a piece of land as a spatial basis within certain boundaries of a fixed area and location, buildings, structures, forests, isolated water bodies and other things in accordance with the law. In addition to real estate in material form, the objects of relations are also real rights and restrictions on property rights.

Unlike property rights, real rights of persons who are not owners provide a smaller scope of powers to their owners. By their legal nature, they are absolute; the subjects of such rights can exercise them independently without the assistance of third parties. Even if ownership of real estate is transferred to another person, the real rights of persons who are not owners do not terminate, and they can continue their powers (actions) in relation to the property.

The third group of objects of relations consists of restrictions (encumbrances) of rights to real estate: easement, mortgage, trust management and lease, which have a different legal nature. Thus, an easement is a limited property right, a mortgage is the transfer by the borrower to the lender of the right to real estate as security for a loan, and lease and trust management are contractual obligations.

Unlike subjects, objects of real estate ownership are the passive side of property relations.

The right of ownership expresses the attitude of people towards real estate as their own or as someone else’s according to the formula subject-object.

Property relations are a system of relations between people regarding the appropriation and alienation of land and other real estate. These subject-object relations include relations between different subjects of one property and relations regarding the formation of a new property.

State the purpose and objectives of the typology.

The discipline “Typology of Real Estate Objects” covers the modern typological classification of buildings, structures and structures for various functional purposes. The purpose of discipline is the mastery by students of theoretical principles, concepts, basic methods, advanced technologies and practical skills in performing cadastral work.
Objectives of the discipline:
study of the general characteristics, functional purpose of buildings and structures, their location in the development of settlements and urban planning significance;
students' acquisition of knowledge on state registration of rights to real estate and transactions with it, accounting, monitoring, technical and economic assessment of real estate, in particular buildings and structures for civil purposes;
studying the quality assessment of civil buildings, namely the quality structure and the criteria for its assessment.
The object of study of the discipline is real estate (buildings, structures, structures and other objects), technical requirements for buildings, space-planning solutions and parameters.

What factors influence the classification of real estate objects to the corresponding functional purpose?

By functional purpose buildings are divided into: civil (residential and public) - to provide for everyday needs and social activities of people; industrial - for conducting various production activities; agricultural - for various branches of agricultural production. The social needs of society determine, first of all, the functional purpose of buildings under construction, and the functional purpose of the building mainly determines their shape.

List the principles of the typology of real estate objects.

6. What is the preparation of information for typology of real estate objects?

Section 2. Methods and characteristics of typology of real estate objects.

What is the essence and application of classification structures when classifying a property to the corresponding functional use?

Name the characteristics of classification.

Main features of building classification

Number of floors: one-story, two-story, multi-story.

Type of lighting: natural (top, side), artificial, combined.

Air exchange system (natural, mechanical, air-conditioned).

Temperature conditions: heated, unheated.

Transport equipment: crane, suspended, craneless.

Type of building material: stone, wood, mixed, adobe, adobe, panel.

Capitality: extra capital, ordinary, lightweight, chopped.

Service life: 100, 80, 65, 40, 20.

Industrial buildings

Public buildings

Classification of structures:

Functional purpose - communication, transport, water and sewerage, devices for placing technical equipment, and other structures.

Type of building material - earthen and wooden, stone and brick, metal, reinforced concrete.

Capital - durable, especially durable, centuries-old.

Service life - 8-15, 20-30, 40-75, 100-200 years.

Name the essential (generic), typical and specific characteristics of the classification.

Section 3. Characteristics and classification of artificial real estate objects

What is the classification of recreational real estate?

Recreational properties designed for relaxation.
Recreational real estate includes hotels, recreation centers, campsites, mini-hotels, etc. The profitability of recreational real estate directly depends on the concept chosen and implemented for it.

Plain reservoirs.

Mountain reservoirs.

Economic

Conditions on the mineral raw materials market (ratio of supply and demand, market capacity)

Price level for materials, machinery and equipment, energy used in the extraction and primary processing of mineral raw materials

Economies of scale (volumes of production, transportation, primary processing)

Firm structure: vertical integration or specialization

Inflation (deflation) level, financial rent level, capital export

Scientific and technological progress, price factors: monopoly and transfer prices, barter, non-payments, tolling

The existing taxation system, frequency of payment of taxes and other payments

Degree of risk: political, legal, economic, etc.

American model.

In the USA and Great Britain there are currently three types of “science parks”:

1. “science parks” in the narrow sense of the word;

2. “research parks”, which differ from the former in that within their framework innovations are developed only up to the technical prototype stage;

3. “incubators” (in the USA) and innovation centers (in the UK and Western Europe), within which universities “give shelter” to newly emerging companies, providing them with land, premises, access to laboratory equipment and services for a relatively moderate rent.

Japanese model.

The Japanese model of “science parks,” in contrast to the American one, involves the construction of completely new cities - so-called “technopolises”, concentrating scientific research in advanced and pioneering industries and high-tech industrial production. The Technopolis project - a project for the creation of technopolises - was accepted for implementation in 1982.

To create “technopolises”, 19 zones were chosen, evenly scattered across four islands. All “technopolises” must meet the following criteria:

Occupy an area less than or equal to 500 square miles;

Have a balanced set of modern scientific and industrial complexes, universities and research institutes, combined with convenient areas for living, equipped with cultural and recreational infrastructure;

Be located in picturesque areas and be in harmony with local traditions and natural conditions.

Mixed model.

An example of a mixed model of “science parks”, oriented towards both the Japanese and the American, is the science parks of France, in particular, the largest of them, Sophia Antipolis. It is located on the Riviera, on an area of over 2000 hectares; by the mid-1980s the land had been sold to companies and research organizations; the maximum envisaged number of employees is about 6 thousand people.

Give a definition of the typology of real estate objects.

Typology (from the gr. topos - imprint, form, sample; logos - concept, teaching) is a method of scientific knowledge, which is based on the division of systems, objects and their grouping using a generalized, idealized model or type. Typology is used for the purpose of comparative study of essential features, connections, functions, relationships, levels of organization of objects, both coexisting and separated in time, and is the result of a typological description and comparison. The discipline “Typology of real estate objects” covers the modern typological classification of buildings, structures and structures for various functional purposes

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MINISTRY OF AGRICULTURE OF THE RUSSIAN FEDERATION

FEDERAL STATE BUDGET EDUCATIONAL INSTITUTION

HIGHER PROFESSIONAL EDUCATION STATE UNIVERSITY OF LAND MANAGEMENT

DEPARTMENT OF LAND USE AND CADASTRES

CONTROLJOB

by discipline:"Typology of real estate objects"

Introduction

There are a great many real estate objects and they are all different and heterogeneous; it is necessary to classify them according to certain criteria. Let's consider such a concept as typology. Typology is a scientific classification of objects or phenomena according to the commonality of any characteristics. Studying the discipline “Typology of real estate objects” involves obtaining theoretical knowledge and practical skills in the classification of real estate objects.

The purpose of the discipline: to be able to classify real estate according to various criteria, to understand the features of the legal regime of real estate in Russian legislation.

The application of classification according to various criteria will be considered in this work on the following real estate objects:

Electrical substation "Grach";

Komsomolsky Avenue;

Pirogovskoye Reservoir;

Chapter1 . Theoretical foundations of the typology of real estate objects

For the first time, the term “real and movable property” appeared in the legislation of the Russian Empire in the Decree of Peter the Great of March 23, 1714 “On the procedure of inheritance in movable and immovable property,” replacing the existing various concepts that regulated the legal status of land plots and buildings. In the Code of Laws of the Russian Empire, real estate was recognized as land and all kinds of land, houses, plants, factories, shops, all kinds of buildings and empty courtyard spaces, as well as railways. Movable property meant all kinds of seagoing and river vessels, books, manuscripts, paintings, carriages, agricultural tools, as well as everything that was extracted from the earth.

The fundamentals of civil legislation of the USSR and the republics, adopted by the Supreme Soviet of the USSR on May 31, 1991, during the period of political and economic reform not only of Soviet law, but also of the Soviet system, already contained rules dividing property into movable and immovable. The division into movable and immovable things is further reflected in the Civil Code of the Russian Federation, part one, which came into force on January 1, 1995. Thus, Article 130 of the Civil Code of the Russian Federation includes land plots, subsoil plots, isolated water bodies and everything that firmly connected to the ground, i.e. objects whose movement without disproportionate damage to their purpose is impossible, including forests, perennial plantings, buildings, and structures.

In accordance with the legislation of the Russian Federation, things not related to real estate, including money and securities, are recognized as movable property. The Civil Code of the Russian Federation, having divided things into movable and immovable things, simultaneously introduced the institution of state registration of real estate. In pursuance of the provisions of Article 131 of the Civil Code of the Russian Federation, on July 21, 1997, the Federal Law “On State Registration of Rights to Real Estate and Transactions with It” was adopted, which came into force on January 31, 1998.

Determining factors of real estate objects:

Generic. Connection with the earth, degree of mobility, duration of the circuit, form of functioning and its state during use, method of transferring value in the production process or loss of consumer properties, social significance. The connection between a property and a land plot can be direct and indirect (direct and indirect).

The degree of mobility is absolute immobility, immobility in space without compromising the functional purpose.

The form of functioning is natural-material and cost-based.

The state of the consumer form during use is not consumed, the natural form is maintained throughout the entire service life.

The duration of the cycle (durability) is repeated use, and the earth is infinite when used correctly.

The method of transferring value in the production process or losing consumer properties is gradually as wear and tear accumulate and depreciation charges accumulate.

Public significance - the use of an object often affects the interests of many citizens and other owners, whose interests are protected by the state.

Specific technical and technological characteristics (location, functionality, condition, etc.) are determined by specific private indicators depending on the type of real estate and the feasibility of extending a special regime of use to other property.

Chapter2 . Typology of buildings

The buildings include architectural and construction objects, the purpose of which is to create conditions (protection from atmospheric influences, etc.) for labor, socio-cultural services for the population and storage of material assets. The main structural parts of a building are walls and a roof. The buildings also include communications inside the buildings necessary for their operation, such as: a heating system, including a boiler installation for heating (if the latter is located in the building itself); internal water supply, gas and sewerage networks with all devices; internal network of power and lighting electrical wiring with all lighting fixtures; internal telephone and signaling networks; ventilation devices for general sanitary purposes; lifts and elevators.

Main features of building classification

Number of floors: one-story, two-story, multi-story.

Type of lighting: natural (top, side), artificial, combined.

Air exchange system (natural, mechanical, air-conditioned).

Temperature conditions: heated, unheated.

Transport equipment: crane, suspended, craneless.

Type of building material: stone, wood, mixed, adobe, adobe, panel.

Capitality: extra capital, ordinary, lightweight, chopped.

Service life: 100, 80, 65, 40, 20.

Industrial buildings

Public buildings

In this computational and graphical work, the signs of building classification were studied using the example of the Zolotoy Vavilon shopping and entertainment complex in the OTRADNOYE district. "Golden Babylon" is a modern European-style shopping complex with modern architecture. The Golden Babylon shopping complex includes the Karusel hypermarket, a modern six-screen cinema Luxor, more than 120 boutiques, cafes, bars, restaurants for every taste, an amazing children's playground, as well as service enterprises (a representative office of a large bank, a pharmacy, dry cleaning, beauty salon, etc.). The description of the Golden Babylon shopping and entertainment complex is presented in Table 1. The location of this property in the general classification of buildings and structures is presented in Appendix 1.

Table 1 - Description of the building

Property	Composition of information	Description
The building of the shopping center "Golden Babylon"	Location (address)	Moscow, NEAD, st. Decembrists 12,
	Layout plan
	Purpose	Production
	Main material of construction	Reinforced concrete with metal frame
	Year of construction
	Number of floors
	Built-up area
	Additional composition of the building property	Boiler installation for heating, internal water supply and sewerage network; internal network of power and lighting wiring; internal telephone and signaling networks; ventilation devices; lifts and elevators.
		The property belongs to commercial and industrial buildings
		Prohibition on the construction and operation of treatment facilities and chemical industry enterprises within a radius of 500 meters

Chapter3 . Typology of structures

Structures include engineering and construction facilities, the purpose of which is to create the conditions necessary for the implementation of the production process by performing certain technical functions not related to changing the subject of labor (mines, oil wells, roads, dams, overpasses, etc.) , or for the implementation of various non-productive functions (urban improvement construction).

Classification of structures:

Functional purpose - communication, transport, water and sewerage, devices for placing technical equipment, and other structures.

Type of building material - earthen and wooden, stone and brick, metal, reinforced concrete.

Capital - durable, especially durable, centuries-old.

Service life - 8-15, 20-30, 40-75, 100-200 years.

In this work, in order to study the characteristics of the classification of structures, the following objects were considered: the Grach electrical substation and Komsomolsky Prospekt. Electrical substation "Grach" 110/20 kV with a capacity of 2x80 MVA provides electricity over 1.2 million square meters. m of housing for more than 30 thousand people. It was energized on January 12, 2008. The location of this property in the general classification of buildings is presented in Appendix 2. Komsomolsky Prospekt (Fig. 4) is an avenue in the Central Administrative District of Moscow. It runs from Krymskaya Square (Garden Ring) to the Luzhnetsky Bridge. Crosses the streets: Timur Frunze, and Khamovnichesky Val. The location of this property in the general classification of structures is presented in Appendix 3. A description of the structures (electrical substations and roads) is presented in Table 2.

Table 2 - Description of structures

Property	Composition of information	Description
Electric substation Grach	Location (address)	Moscow, South-Western Administrative District, village, Zakharyino, st. Gagarin
		Maintenance of overhead power lines
		Secured territory
		Production
	Year of construction
Highway	Location (address)	Komsomolsky Prospekt
	Layout plan
	Purpose and description of location in relation to the surface of the earth	Servicing domestic passenger and freight transportation. Ground.
	Sign of a regime-forming object and other specific parameters of the structure that are essential for determining the nature and size of land use, as well as establishing security zones for the safe operation of the object	The noise zone of the road is 100 m.
	Classification by types of fixed assets	Indirectly production
	Year of construction

Chapter4 . Typology of land plots

A land plot is a part of the earth's surface (including the soil layer), the boundaries of which are described and certified in the prescribed manner.

According to consumer properties, economic and economic purposes, the entire land fund in the Russian Federation (according to Article 7 of the Land Code of the Russian Federation No. 136-FZ) is divided into seven categories of land:

Agricultural lands - lands outside the boundaries of settlements, provided for agricultural needs, as well as intended for these purposes.

Settlement lands are lands used and intended for the construction and development of urban and rural settlements and separated by their line from lands of other categories.

Lands of industry, energy, transport, communications, radio broadcasting, television, computer science, lands for space activities, lands of defense, security and other special purposes (lands of industry and other special purposes) - lands that are located outside the boundaries of settlements and are used or intended for ensuring the activities of organizations and the operation of the above-mentioned facilities, and carrying out other special tasks.

Lands that have special environmental, scientific, historical, cultural, aesthetic, recreational, health and other valuable significance, for which a special legal regime has been established.

Forest fund lands - forest lands (lands covered with forest vegetation and not covered with it, but intended for its restoration - clearings, burnt areas, open spaces, clearings, etc.), and non-forest lands intended for forestry (clearings, roads, swamps) and etc.).

Lands of the water fund - lands occupied by water bodies, lands of water protection zones of water bodies, as well as lands allocated for the establishment of right of way and protection zones for water intakes, hydraulic structures and other water management structures and facilities.

Reserve lands are lands that are in state or municipal ownership and are not provided to citizens or legal entities, with the exception of lands of the redistribution fund.

According to the level of economic development, land plots can be: undeveloped, but intended for construction; built up; under unfinished construction projects; occupied parks and forests; under dilapidated buildings subject to demolition; under objects subject to transfer in order to free up the site due to environmental or urban planning requirements; free.

In this calculation and graphic work, I described the land plot. Its location: Moscow region, Dmitrovsky district, near the village of Mikhailovskoye. Distance - 52 km from the Moscow Ring Road. The terrain is flat, there is no swamp, surrounded by mixed forest, bordered by the Zhestylevo reservoir, communications along the border. The description of this land plot is presented in Table 3. The location of this property in the general classification of land plots is presented in Appendix 4.

Table 3 - Description of the land plot

Property	Composition of information	Description
Land plot	Location (address)	Moscow region, Dmitrovsky district, Mikhailovskoye village
	Border area

	Special purpose	Country appointment
		For country house construction
	Description of special public law restrictions on use and negotiability	According to permitted use
	Composition of land plot property	Administration building of the former dacha cooperative
		There are no easements
	Market price	30120000 rub.

Chapter5 . Typology of subsoil areas

Subsoil is a part of the earth's crust located below the soil layer, and in its absence, below the earth's surface and the bottom of reservoirs and watercourses, extending to depths accessible for geological study and development.

By functional purpose:

1. Subsoil is provided for use for:

1) regional geological study, including regional geological and geophysical work, geological surveys, geotechnical surveys, scientific research and other work aimed at the general geological study of the subsoil;

2) geological study, including searches and assessment of mineral deposits;

3) geological study, including exploration of mineral deposits;

4) mining;

6) construction and operation of underground structures not related to mining;

7) the formation of specially protected subsoil areas that have scientific, cultural, aesthetic, sanitary, health and other significance (scientific and educational sites, geological reserves, wildlife sanctuaries, natural monuments, caves and other underground cavities);

8) collection of mineralogical, paleontological and other geological collection materials.

2. Subsoil plots may be provided for use simultaneously for geological study, including prospecting and evaluation, exploration and production of mineral resources (under a combined license).

According to the terms of subsoil use.

Subsoil plots are provided for use for a certain period or without a time limit.

1. For a certain period, subsoil plots are provided for use for:

geological study - for a period of up to 5 years;

mining - for a period of up to 20 years, subsequently extended for the period of development of the mineral deposit, calculated on the basis of a feasibility study for the development of a mineral deposit, ensuring the rational use and protection of subsoil;

groundwater extraction - for a period of up to 25 years;

mining on the basis of granting a short-term right to use subsoil plots - for a period of up to 1 year.

2. Without a time limit, subsoil plots may be provided for the construction and operation of underground structures not related to the extraction of minerals, the construction and operation of underground structures related to waste disposal, the construction and operation of oil and gas storage facilities, as well as for the formation of specially protected areas subsoil and other purposes.

According to the legal regime:

The subsoil within the territory of the Russian Federation, including the minerals, energy and other resources contained in the subsoil, is a single indivisible state property. Subsoil plots cannot be the subject of civil transactions, including contracts of sale, donation, inheritance, contribution, pledge, or alienated in any other form.

In this work, I examined the typology of subsoil areas using the example of the Nikolsky-1 subsoil area. Located on the territory of the Irkutsk district of the Irkutsk region, 3.5 km east of the outskirts of the village of Nikolsk. Clays in the subsoil area are represented by a deposit extending from south to north. The useful thickness is represented by white or gray clay, with a thickness of 2.0 to 5.2 meters, and white or gray clay with high plasticity, with a thickness of 2.0 to 5.7 meters. The area of the subsoil plot is 18.6 hectares. The description of the Nikolsky - 1 subsoil plot is presented in Table 4. The location of this property in the general classification of subsoil plots is presented in Appendix 5.

Table 4 - Description of the subsoil area

Chapter6 . Typology of isolated water bodies

A water body is a concentration of water on the surface of the land in its relief forms or in its depths, having boundaries, volume and features of the water regime. The composition of a water body includes the surface of the water, land covered with water and the bottom and shores associated with them (Article 7 of the Water Code of the Russian Federation). Groundwater and its host rocks are also considered as a single body of water. Of the entire set of water bodies, the Civil Code of the Russian Federation classifies only isolated water bodies as real estate.

Isolated water bodies (closed reservoir) are small and stagnant artificial reservoirs that do not have a hydraulic connection with other surface water bodies. They are an integral part of the land plot.

A reservoir is an artificial lake containing more than 1 million m3 of water, the level of which is regulated by special structures (usually dams).

Classification by origin:

Valley reservoirs - fill river valleys with water.

Bulk - water from the river during a flood is diverted into natural depressions located nearby.

Lakes and reservoirs. The water level in the lake is raised by dams.

Underground reservoirs. They fill natural voids in the bowels of the earth with water.

Coastal marine reservoirs - in sea bays, bays and estuaries.

Plain reservoirs.

Mountain reservoirs.

In this computational and graphical work, I examined the general classification of isolated water bodies using the example of the Pirogovskoye reservoir, which is part of the Klyazminskoye reservoir. Connected to the Uchinsky reservoir by an artificial canal named after. Moscow. At the western end a dam was built through which the Klyazma flows. The description is presented in Table 5. The location of this property in the general classification of isolated water bodies is presented in Appendix 6.

Table 5 - Description of a separate water body

Property	Composition of information	Description
Pirogovskoye Reservoir	Location (address)	Moscow region, Mytishchi district
	Border area

	Special purpose	Water fund lands
	List of permitted uses	Fishing, yacht club, recreation
	Description of special public law restrictions on use and negotiability	Water protection zone, coastal strip
	Areas of public and private easements	There are no easements
	Classification of object type and its purpose	Surface water body

Chapter7 . Typology of forests and perennial plantings

Among real estate, a special place is occupied by perennial plantings and forests - a collection of lands classified as forest fund, tree, shrub and herbaceous vegetation, animals, microorganisms and other natural objects, biologically interconnected and influencing each other in their development and on the environment. The forest consists of three parts: forest land; forests not included in the forest fund, and tree and shrub vegetation.

The second component of the type of real estate under consideration is perennial plantings, which are very diverse. Classification of perennial plantings:

Type of products: fruit and berry (poma, stone fruit, nut, subtropical, berry, vineyard) and industrial (tea, hop, tunga, rubber, etc.).

Functional purpose:

decorative landscaping (shrubs and trees);

field protective;

hedges.

Age of entry into commercial production:

fruit - 5-8 years;

berry plants - 2-3 years;

technical - 7-10 years;

decorative and landscaping - 5-12 years.

4. Duration of operation:

Fruits and berries - 10-30 years;

Technical-10-50 years;

Landscaping - 50-100 years.

Losiny Ostrov is one of the first national parks in Russia, located on the territory of Moscow and the Moscow region (Balashikha urban district, Korolev urban district and Mytishchi urban district) and is the largest forest area in the city of Moscow and the largest among forests located within cities (Moscow Part). The location of this property in the classification of isolated water bodies is presented in Appendix 7.

The Main Botanical Garden of the Russian Academy of Sciences (Moscow) is the largest botanical garden in Europe, has the richest collections of plants representing the diverse flora of almost all continents of the globe. Living collections include 8,220 species and 8,110 forms and varieties of plants. The location of this property in the general classification of isolated water bodies is presented in Appendix 8.

A description of the forest area and perennial plantings is presented in Tables 6, 7.

Table 6 - Description of the forest area

Property	Composition of information	Description
Forest plot in Losiny Ostrov National Park	Location (address)	Moscow region, Balashikha urban district, Korolev urban district and the urban settlement of Mytishchi, Mytishchi municipal district
	Border area	See fig. eleven

	Special purpose	Lands of specially protected areas
	List of permitted uses
	Description of special public law restrictions on use and negotiability	Protected natural landscape area
	Description of special public law regulations for protection and operation	Ban on making fires and smoking throughout the territory
	Composition of the property of a forest plot	Linden, oak, birch, hazel, rowan, maple, alder, etc.
	Areas of public and private easements	There are no easements

Table 7 - Description of perennial plantings

Property	Composition of information	Description
Perennial plantings of the Botanical Garden of the Academy of the Russian Academy of Sciences	Location (address)	Moscow, North-Eastern Administrative District, st. Botanical 4
	Border area	See fig. 12, 13

	Special purpose	Lands of specially protected areas
	List of permitted uses	In accordance with the intended purpose
	Composition of property	Species: pear, apple, plum, sea buckthorn, hazel
	Areas of public and private easements	There are no easements
	Classification in accordance with the all-Russian classifier of fixed assets	non-productive
	Year of planting

Conclusion

This test paper examined the classification of real estate according to various criteria: typology of buildings, structures, land plots, subsoil plots, isolated water bodies, forests and perennial plantings. Thus, fundamental differences in the purpose and functional purpose, use and origin of these real estate objects were identified using specific examples:

Shopping and entertainment center "Golden Babylon";

Electrical substation "Grach";

Komsomolsky Avenue;

Land plot in the Dmitrovsky district of the Moscow region;

Subsoil area "Nikolsky - 1";

Pirogovskoye Reservoir;

A plot of forest in the Losiny Ostrov National Park;

Perennial plantings of the Botanical Garden of the Russian Academy of Sciences.

Bibliography

2. Russian Federation. Laws. Civil Code of the Russian Federation. Adopted October 21, 1994 No. 51-FZ.

3. Russian Federation. Laws. Town Planning Code of the Russian Federation. Adopted December 22, 2004 No. 190-FZ.

4. Russian Federation. Laws. Land Code of the Russian Federation. Adopted October 25, 2001 No. 136-FZ.

5. Russian Federation. Laws. Water Code of the Russian Federation. Adopted April 12, 2006 No. 74-FZ.

6. Russian Federation. Laws. Forest Code of the Russian Federation. Adopted November 8, 2006 No. 200-FZ.

7. Russian Federation. Laws. On state registration of rights to real estate and transactions with it. Adopted on June 17, 1997 No. 122-FZ.

8. Russian Federation. Laws. About the state real estate cadastre. Adopted on July 27, 2008 No. 221-FZ.

9. Russian Federation. Laws. About homeowners' associations. Adopted June 15, 1996 No. 72-FZ.

11. Smirnova M.A. Typology of real estate objects. Methodological instructions for conducting seminars. M.: GUZ, 2005.

12. Lepekhin P.A., Obukhov D.A. Lecture material on the discipline “Typology of real estate objects”. 2011.

Annex 1

real estate land plot subsoil typology

Appendix 2

Application3

Appendix 4

Appendix 5

Appendix 6

Appendix 7

Appendix 8

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KEY ASSESSMENTS

The concept of “real estate”

Under property is understood as a product circulating on the market, rigidly connected with a piece of land, so that its transfer to another place is impossible without its destruction (without loss of its consumer properties).

To implement a differentiated approach to the valuation of real estate, they are classified depending on their essential features, the characteristics of commodity turnover, the structure and scale of the markets within which the purchase and sale processes take place. For example, by origin real estate objects are divided into natural (natural) objects and artificial objects (buildings). In turn, natural land plots (for development, etc.) and natural complexes (deposits, etc.) are allocated for their exploitation, and artificial objects (buildings) are classified into buildings: residential, office, retail, etc. Vacant land plots (for development), depending on the scale, are divided into land masses and individual land plots, and artificial objects (buildings), in particular residential buildings, are divided into building complexes (neighborhood, holiday village, etc.) and free-standing buildings ( residential building, hotel, motel, etc.).

As the real estate market in Russia develops, it will likely move closer to Western standards. In this regard, it is natural to take into account foreign methods and valuation experience when evaluating real estate in Russia.

The concept of “real estate value” has many aspects. This includes market value, replacement cost, reproduction cost, etc.

Market price - the most likely price that can be obtained from the sale of a property in a competitive and open market where the buyer and seller are under no pressure, are well informed about the property, the terms of the transaction and the market, and do not impose any additional conditions on each other.

Replacement cost is mainly determined by the costs of constructing a similar property, and cost of reproduction - costs of reproducing an exact copy of the property.

The market value of real estate is influenced by four main factors: demand, utility, scarcity and alienability of the property. These are objective factors. However, the price of a property, as a rule, is also influenced by many subjective factors: time restrictions for the seller or buyer to complete a transaction, lack of awareness of the seller or buyer about the market and the conditions of sale, even their mood at the time of the purchase and sale transaction. It can be said, with a certain degree of convention, that market value is objective, and price is subjective. Although value can also be subjective, for example investment value, when, in order to dominate a given sector of the market, an investor is willing to pay a price higher than the market value.

Currently, when a regulatory framework for the purchase and sale of real estate is emerging in Russia and a mechanism for bankruptcy of enterprises is being formed, there is increasingly a need to determine the value of enterprises and real estate (including land plots) when buying and selling property, obtaining a loan secured by property , determining the tax base, property insurance, allocating the share of enterprise participants, reorganization and liquidation of enterprises.

Enterprise valuation is the process of assessing an enterprise as a single functioning complex that generates profit. This process includes a reasonable assessment of fixed assets and working capital, tangible and intangible assets, current and future income of the enterprise at a certain point in time.

Depending on the purposes and functions of the assessment, certain types of assessed value of enterprises are distinguished. For example, in a purchase and sale transaction of an enterprise or part of it, it is important to assess its market value; when making investments - investment cost; when insuring the property of an enterprise - the cost of restoration; when lending - collateral value; upon liquidation of the enterprise - the liquidation value.

Market value of the property - This is the price that the person willing to sell (the seller) and the person wishing to buy (the buyer) agree upon, not subject to any pressure and well aware of all the facts relevant to the purchase. It must be borne in mind that when determining the market value of property, we are not talking about a specific seller and buyer, but are considering a hypothetical typical purchase and sale transaction based on supply and demand in a specific market at a certain time, i.e. the assessment has temporal and spatial certainty.

If we talk about the term “market value of an enterprise” in the sense contained in the above definition, then we can state that it has only theoretical meaning, since the enterprise market in Russia is absent and in the coming years, in our opinion, cannot be formed from - due to the lack of necessary prerequisites (there are no potential sellers, except for the state, and no buyers-investors who want to invest in production, therefore, in our opinion, it is premature to talk about the market value of an enterprise in Russia).

Some experts believe that the market value of an enterprise can be determined based on the number and market value of shares of a given enterprise on the stock market. However, given that the domestic stock market is just being formed, as well as the special attitude towards it on the part of the heads of privatized enterprises, we consider this statement controversial.

Unlike market value investment cost

involves assessing the value of an enterprise for a specific investor or group of investors. For a given investor, investment value is determined based on his individual investment requirements, as opposed to the concept of market value, which looks at the average, typical purchase and sale transaction. The reasons why the investment value of an enterprise differs from the market value are differences in estimates of future profitability, in the degree of risk, in the tax situation, in the possibility of combining this enterprise with other enterprises of the owner-investor, etc.

The concept of “internal (or fundamental) enterprise value” is also distinguished. This is an analytical assessment of the value of an enterprise, based on an in-depth analysis of the existing financial, technical and economic state of the enterprise and the expected internal possibilities for its development in the future.

Determining internal value involves taking into account favorable (or unfavorable) prospects for the development of an enterprise, as well as the effect of the integrity of systems, when the value of the whole is usually always higher than the simple cost of individual elements.

The internal value of an enterprise is the most accurate (natural) assessment of its value. In a developed, civilized stock market, experts distinguish coursework And intrinsic value securities. The intrinsic value of a security is determined by the intrinsic (or fundamental) value of the entity. The intrinsic value of a security is the value it will have when other investors receive the information about the company that the appraiser has.

If an enterprise value assessment is carried out to determine guarantees for issuing a loan, then it is calculated collateral value of the enterprise. The collateral value is the value of the company's property that the lender hopes to receive from the sale of this property on the market.

In the insurance industry, the terms “replacement cost” and “replacement cost” are often used. Replacement cost is equivalent to the cost of reproducing an exact copy of an enterprise or its individual element. In this case, it is not necessary that the analogue be the most economical possible option.

Replacement cost equivalent to the costs of creating an enterprise with a similar profile or its individual element.

If the owner (or a judicial authority) decides to close and liquidate the enterprise, then the so-called liquidation value enterprise, which consists of summing up the proceeds from the sale of the enterprise’s assets on the market. This takes into account all expenses associated with the liquidation of the enterprise: administrative costs for maintaining the operation of the enterprise until its final liquidation, expenses of legal and audit firms, commissions, etc. The difference between the proceeds from the sale of the assets of the enterprise on the market and the costs of liquidating the enterprise is the liquidation price.

Perhaps this type of valuation of enterprises will become widespread in our country if the State Property Committee and arbitration perform their new functions of implementing the bankruptcy procedure for enterprises.

The main function of assessing the value of an enterprise is information support for making various economic or management decisions.

Typology of real estate financial and industrial academy. Typology of real estate objects as a mandatory method of mass valuation. While mastering the discipline, the student must

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KEY ASSESSMENTS

The concept of “real estate”