FSO 1 on appraisal activities
On approval of the federal assessment standard " General concepts assessments, approaches to assessment and requirements for assessing FSO N 1) "
In accordance with Article 20 of the Federal Law of July 29, 1998 (Collected Legislation Russian Federation, 1998, N 31, Art. 3813; 2006, N 31, Art. 3456; 2010, N 30, Art. 3998; 2011, N 1, Art. 43; N 29, Art. 4291; 2014, N 30, Art. 4226) I order:
1. To approve the attached Federal assessment standard "General concepts of assessment, approaches and requirements for the assessment (FSO No. 1)".
2. This order comes into force after the entry into force of the order of the Ministry of Economic Development of Russia on recognizing as invalid the order of the Ministry of Economic Development of Russia dated July 20, 2007 N 256 "On the approval of the federal valuation standard" General concepts of valuation, approaches to valuation and requirements for the assessment (FSO N 1) "(registered with the Ministry of Justice of Russia on August 22, 2007, registration N 10040) as amended by order of the Ministry of Economic Development of Russia dated October 22, 2010 N 509 (registered with the Ministry of Justice of Russia on December 7, 2010, registration N 19129).
The minister
A. V. Ulyukaev
Approved by order of the Ministry of Economic Development of Russia
dated 20.05.2015 N 297
FEDERAL STANDARD
ASSESSMENT "GENERAL CONCEPTS ASSESSMENT, APPROACHES AND REQUIREMENTS
FOR ASSESSMENT (FSO N 1) "
I. General provisions
1. This Federal Assessment Standard defines the general concepts of assessment, approaches to assessment and requirements for the assessment, used in the implementation of assessment activities.
2. This Federal Valuation Standard is mandatory for use in the implementation of valuation activities.
II. General evaluation concepts
3. The objects of assessment include objects of civil rights in respect of which the legislation of the Russian Federation establishes the possibility of their participation in civil circulation.
4. Price is an amount of money requested, offered or paid by participants as a result of a completed or proposed transaction.
5. The cost of the object of appraisal is the most probable calculated value determined on the date of appraisal in accordance with the selected type of value in accordance with the requirements of the Federal appraisal standard "The purpose of appraisal and types of value (FSO N 2)".
6. The total value of the cost - the cost of the object of assessment, calculated using approaches to the assessment and justified by the appraiser to agree (generalize) the results obtained in the framework of the application of various approaches to assessment.
7. An assessment approach is a collection of assessment methods united by a common methodology. The method for assessing the subject of assessment is a sequence of procedures that allows this method information to determine the value of the subject of valuation within one of the approaches to valuation.
8. The date of determining the value of the appraisal object (the date of the appraisal, the date of the appraisal) is the date as of which the value of the appraisal object was determined.
Information about events that occurred after the valuation date can be used to determine the value of the subject matter only to confirm trends prevailing at the valuation date, if such information is consistent with prevailing market expectations at the valuation date.
9. Assumption - an assumption accepted as true and concerning facts, conditions or circumstances related to the subject matter or approaches to assessment that do not require verification by the assessor during the assessment process.
10. An analogue object is an object similar to the object of assessment in terms of the main economic, material, technical and other characteristics that determine its value.
III. Assessment approaches
11. The main approaches used in the assessment are comparative, income and cost approaches. When choosing the approaches used in the assessment, one should take into account not only the possibility of applying each of the approaches, but also the goals and objectives of the assessment, the intended use of the assessment results, assumptions, completeness and reliability of the initial information. Based on the analysis of these factors, the choice of approaches used by the appraiser is substantiated.
Comparative approach
12. Comparative approach - a set of valuation methods based on obtaining the value of the valuation object by comparing the evaluated object with analogue objects.
13. The comparative approach is recommended to be used when reliable and sufficient information for analysis is available on the prices and characteristics of analogue objects. In this case, both the prices of completed transactions and the prices of offers can be applied.
14. Within the framework of the comparative approach, various methods are used, based both on direct comparison of the assessed object and analogous objects, and methods based on the analysis of statistical data and information about the market of the subject of valuation.
Income approach
15. Income approach - a set of valuation methods based on determining the expected income from the use of the valuation object.
17. The income approach uses various methods based on discounting cash flows and capitalizing income.
Cost approach
18. Cost approach - a set of methods for assessing the value of the appraised object, based on the determination of the costs required for the acquisition, reproduction or replacement of the appraisal object, taking into account depreciation and obsolescence.
19. The cost approach is mainly used in cases where there is reliable information that allows you to determine the cost of acquisition, reproduction or replacement of the subject of assessment.
20. Within the framework of the cost approach, various methods are used based on determining the costs of creating an exact copy of the object of assessment or an object that has similar beneficial features... The criteria for recognizing an item as an exact copy of the item being assessed or as an item with comparable useful properties are determined by federal appraisal standards that establish requirements for the appraisal. certain types objects of assessment and (or) for special purposes.
IV. Assessment task
21. The assignment for assessment is integral part evaluation contract.
The assessment task must contain the following information:
a) the object of assessment;
b) the rights to the subject of assessment, taken into account when determining the value of the subject of assessment;
c) the purpose of the assessment;
d) the intended use of the assessment results;
e) type of value;
f) date of assessment;
g) the assumptions on which the assessment should be based;
h) other information provided by federal valuation standards.
22. Additional requirements for the assignment for assessment may be regulated by the relevant federal standards for assessment.
V. Requirements for the assessment
23. The assessment includes the following steps:
a) conclusion of the contract for the assessment, including the assignment for the assessment;
b) collection and analysis of information required for the assessment;
c) the application of approaches to assessment, including the choice of assessment methods and the implementation of the necessary calculations;
d) agreement (if necessary) of the results and determination of the final value of the value of the object of assessment;
e) preparation of the evaluation report.
24. The appraiser has the right to independently determine the need to apply certain approaches to appraisal and specific methods of appraisal within the framework of applying each of the approaches.
During the assessment, it is possible to establish additional assumptions to those specified in the assessment assignment related to the intended use of the assessment results and the specifics of the assessment object.
25. In the case of using several approaches to assessment, as well as using several assessment methods within the framework of any of the approaches to assessment, a preliminary agreement of their results is performed in order to obtain an intermediate result of the assessment of the subject of assessment by this approach. When reconciling materially different intermediate assessment results obtained by different approaches or methods, the report must reflect the analysis performed and the established reason for the discrepancy. A significant difference is recognized when the result obtained when applying one approach (method) is outside the boundaries of the value range specified by the appraiser, obtained when applying another approach (methods) (if any).
26. After the approval procedure, the appraiser, in addition to indicating in the appraisal report the total value of the appraisal object, has the right to make its own judgment about the possible boundaries of the interval in which, in his opinion, this value may be, unless otherwise specified in the appraisal assignment.
27. The total value of the value of the appraisal object must be expressed in rubles of the Russian Federation.
28. Based on the results of the assessment, an assessment report is drawn up. Requirements for the content and design of the assessment report are established Federal law of July 29, 1998 N 135-FZ "On appraisal activities in the Russian Federation" (Collected Legislation of the Russian Federation, 1998, N 31, Art. 3813; 2002, N 4, Art. 251; N 12, Art. 1093; 46, art. 4537; 2003, No. 2, art. 167; No. 9, art. 805; 2004, No. 35, art. 3607; 2006, No. 2, art. 172; No. 31, art. 3456; 2007, No. 7, Art.834; N 29, Art. 3482; N 31, Art. 4016; 2008, N 27, Art. 3126; 2009, N 19, Art. 2281; N 29, Art. 3582, Art. 3618; N 52, Art. 6419, 6450; 2010, No. 30, Art. 3998; 2011, No. 1, Art. 43; No. 27, Art. 3880; No. 29, Art. 4291; No. 48, Art. 6728; No. 49, Art. 7024, Art. 7061; 2012, N 31, Art. 4333; 2013, N 23, Art. 2871; N 27, Art. 3477; N 30, Art. 4082; 2014, N 11, Art. 1098; N 23, article 2928; No. 30, article 4226; 2015, No. 1, article 52; No. 10, article 1418) and federal valuation standards.
11.10.2015 13:45
FEDERAL EVALUATION STANDARD
"General concepts of assessment, approaches and requirements for the assessment (FSO No. 1)"
I. General provisions
1. This Federal Assessment Standard defines the general concepts of assessment, approaches to assessment and requirements for the assessment, used in the implementation of assessment activities.
2. This Federal Valuation Standard is mandatory for use in the implementation of valuation activities.
II. General evaluation concepts
3. The objects of assessment include objects of civil rights, in respect of which the legislation of the Russian Federation establishes the possibility of their participation in civil circulation.
4. Price is an amount of money requested, offered or paid by participants as a result of a completed or proposed transaction.
5. The cost of the object of appraisal is the most probable calculated value, determined on the date of appraisal in accordance with the selected type of value in accordance with the requirements of the Federal appraisal standard "Purpose of appraisal and types of value (FSO No. 2)".
6. The total value of the cost - the cost of the object of assessment, calculated using approaches to the assessment and justified by the appraiser of the agreement (generalization) of the results obtained in the framework of the application of various approaches to assessment.
7. An assessment approach is a collection of assessment methods united by a common methodology. The valuation method is a sequence of procedures that allows, on the basis of information material for this method, to determine the value of the valuation object within one of the valuation approaches.
8. The date of determining the value of the appraisal item (date of the appraisal, date of appraisal) is the date as of which the value of the appraisal item was determined. Information about events that occurred after the date of appraisal can be used to determine the value of the appraisal item only to confirm trends, prevailing at the valuation date, if such information is consistent with prevailing market expectations at the valuation date.
9. Assumption - an assumption accepted as true and concerning facts, conditions or circumstances related to the subject matter or approaches to assessment that do not require verification by the assessor during the assessment process.
10. An analogue object is an object similar to the object of assessment in terms of the main economic, material, technical and other characteristics that determine its value.
III. Assessment approaches
11. The main approaches used in the assessment are comparative, income and cost approaches. When choosing the approaches used in the assessment, one should take into account not only the possibility of applying each of the approaches, but also the goals and objectives of the assessment, the intended use of the assessment results, assumptions, completeness and reliability of the initial information. Based on the analysis of these factors, the choice of approaches used by the appraiser is substantiated. Comparative approach.
12. Comparative approach - a set of valuation methods based on obtaining the value of the valuation object by comparing the evaluated object with analogue objects.
13. The comparative approach is recommended to be used when reliable and sufficient information for analysis is available on the prices and characteristics of analog objects. In this case, both the prices of completed transactions and the prices of offers can be applied.
14. Within the framework of the comparative approach, various methods are used, based both on direct comparison of the assessed object and analogous objects, and methods based on the analysis of statistical data and information about the market of the object of valuation. Income approach.
15. Income approach - a set of valuation methods based on the determination of the expected income from the use of the valuation object.
17. The income approach uses various methods based on discounting cash flows and capitalization of income. Cost approach.
18. Cost approach - a set of methods for assessing the value of the appraisal object based on the determination of the costs required for the acquisition, reproduction or replacement of the appraisal object, taking into account depreciation and obsolescence.
19. The cost approach is mainly used in cases where there is reliable information that allows you to determine the cost of acquisition, reproduction or replacement of the subject of assessment.
20. Within the framework of the cost approach, various methods are used based on determining the costs of creating an exact copy of the object of assessment or an object with similar useful properties. The criteria for recognizing an object as an exact copy of the object of appraisal or as an object with comparable useful properties are determined by federal appraisal standards that establish requirements for assessing certain types of appraisal objects and (or) for special purposes.
IV. Assessment task
21. The assignment for the assessment is an integral part of the contract for the assessment. The assignment for the assessment must contain the following information: a) the subject of assessment; b) rights to the subject of assessment, taken into account when determining the value of the subject of assessment; c) the purpose of the assessment; d) the intended use of the results valuation; e) type of value; f) date of valuation; g) the assumptions on which the assessment should be based; h) other information provided for by federal valuation standards.
22. Additional requirements for the assignment for assessment may be regulated by the relevant federal standards for assessment.
V. Requirements for the assessment
23. Conducting an assessment includes the following stages: a) conclusion of an assessment agreement, including an assignment for assessment; b) collection and analysis of information necessary for the assessment; c) application of approaches to assessment, including the choice of assessment methods and the implementation of the necessary calculations; d ) agreement (if necessary) of the results and determination of the total value of the value of the subject of assessment; e) drawing up an assessment report.
24. The appraiser has the right to independently determine the need to apply certain approaches to appraisal and specific methods of appraisal within the framework of the application of each of the approaches. During the appraisal, it is possible to establish additional assumptions to those specified in the assignment for appraisal related to the intended use of the appraisal results and the specifics of the appraisal object.
25. In the case of using several approaches to assessment, as well as using several assessment methods within the framework of any of the approaches to assessment, a preliminary agreement of their results is performed in order to obtain an intermediate result of the assessment of the subject of assessment by this approach. When reconciling materially different intermediate assessment results obtained by different approaches or methods, the report should reflect the analysis performed and the established reason for the discrepancies. A significant difference is recognized when the result obtained when applying one approach (method) is outside the boundaries of the value range specified by the appraiser, obtained when applying another approach (methods) (if any).
26. After the approval procedure, the appraiser, in addition to indicating in the appraisal report the final value of the appraisal object, has the right to make its own judgment about the possible boundaries of the interval in which, in his opinion, this value may be, unless otherwise specified in the appraisal assignment.
27. The total value of the value of the appraisal object must be expressed in rubles of the Russian Federation.
28. Based on the results of the assessment, an assessment report is drawn up. Requirements for the content and design of the appraisal report are established by the Federal Law of July 29, 1998 No. 135-FZ "On appraisal activities in the Russian Federation" (Collected Legislation of the Russian Federation, 1998, No. 31, Art. 3813; 2002, No. 4, Art. 251; No. 12, Article 1093; No. 46, Article 4537; 2003, No. 2, Article 167; No. 9, Article 805; 2004, No. 35, Article 3607; 2006, No. 2, Article 172 ; No. 31, Art. 3456; 2007, No. 7, Art. 834; No. 29, Art. 3482; No. 31, Art. 4016; 2008, No. 27, Art. 3126; 2009, No. 19, Art. 2281; No. 29, art. 3582, art. 3618; no. 52, art. 6419, 6450; 2010, no. 30, art. 3998; 2011, no. 1, art. 43; no. 27, art. 3880; no. 29, art. 4291 ; No. 48, Art. 6728; No. 49, Art. 7024, Art. 7061; 2012, No. 31, Art. 4333; 2013, No. 23, Art. 2871; No. 27, Art. 3477; No. 30, Art. 4082 ; 2014, No. 11, Art. 1098; No. 23, Art. 2928; No. 30, Art. 4226; 2015, No. 1, Art. 52; No. 10, Art. 1418) and federal valuation standards.
In order to implement the provisions Federal law of July 27, 2006 N 157-FZ "On Amendments to the Federal Law" On Valuation Activity in the Russian Federation "(Collected Legislation of the Russian Federation, 2006, N 31, Art. 3456), in accordance with clause 5.2.5 of the Regulation on Ministry economic development and trade of the Russian Federation, approved by the decree of the Government of the Russian Federation of August 27, 2004 N 443 (Collected Legislation of the Russian Federation, 2004, N 36, Art. 3670; 2005, N 22, Art. 2121; 2006, N 11, Art. 1182 ; N 16, Art. 1743, Art. 1744; N 18, Art. 2005; N 22, Art. 2333; N 32, Art. 3569, Art. 3578; 2007, N 22, Art. 2642), I order:
Approve attached federal standard assessments "General concepts of assessment, approaches to assessment and requirements for the assessment (FSO N 1)".
Minister G.O. Gref
Registration N 10040
Federal assessment standard
General concepts of assessment, approaches and requirements for the assessment (FSO N 1)
(approved by the order of the Ministry of Economic Development of the Russian Federation of July 20, 2007 N 256)
With changes and additions from:
GUARANTEE:
See Help About Federal Valuation Standards
I. General provisions
1. This federal assessment standard has been developed taking into account international standards assessment and defines the general concepts of assessment, approaches to assessment and requirements for the assessment used in the implementation of valuation activities.
2. This federal valuation standard is mandatory for use in valuation activities.
II. General evaluation concepts
3. The objects of assessment include objects of civil rights, in respect of which the legislation of the Russian Federation establishes the possibility of their participation in civil circulation.
4. When determining the price of the appraisal object, the amount of money offered, requested or paid for the appraisal object by the participants of the completed or planned transaction is determined.
5. When determining the value of the appraisal object, the estimated value of the appraisal object price is determined, determined as of the appraisal date in accordance with the selected type of value. Making a transaction with the subject of valuation is not necessary condition to establish its value.
6. The total cost of the object of appraisal is determined by calculating the value of the object of appraisal when using approaches to appraisal and justified by the appraiser to agree (generalize) the results obtained in the framework of applying various approaches to appraisal.
7. An assessment approach is a collection of assessment methods united by a common methodology. An appraisal method is a sequence of procedures that allows, on the basis of information material for a given method, to determine the value of the appraised object within one of the appraisal approaches.
8. The date of appraisal (date of appraisal, date of value determination) is the date as of which the value of the appraisal object is determined.
If, in accordance with the legislation of the Russian Federation, the assessment is mandatory, then no more than three months should elapse from the date of assessment to the date of drawing up the assessment report, unless otherwise established by the legislation of the Russian Federation.
9. When establishing costs, the monetary value of the amount of resources required for the creation or production of the valuation object or the price paid by the buyer for the valuation object is determined.
10. When determining the most effective use of the appraisal item, the use of the appraisal item is determined, in which its value will be greatest.
11. When conducting an examination of the assessment report, a set of measures is carried out to verify compliance by the appraiser when assessing the object of assessing the requirements legislation Of the Russian Federation on appraisal activities and an appraisal agreement, as well as the sufficiency and reliability of the information used, the validity of the assumptions made by the appraiser, the use or refusal to use approaches to appraisal, the coordination (generalization) of the results of calculations of the value of the appraisal object when using different approaches to appraisal and valuation methods ...
12. The exposure period of the appraised object is calculated from the date of its presentation on the open market (public offer) of the appraised object until the date of the transaction with it.
III. Assessment approaches
13. Income approach - a set of methods for assessing the value of the appraisal object, based on the determination of the expected income from the use of the appraisal object.
14. Comparative approach - a set of methods for appraising the value of the appraisal item based on the comparison of the appraisal item with objects - analogs of the appraisal item, for which there is information about prices. An object - an analogue of the object of appraisal for the purpose of appraisal is an object that is similar to the object of appraisal in terms of the main economic, material, technical and other characteristics that determine its value.
15. Cost approach - a set of methods for assessing the value of the appraisal object, based on the determination of the costs necessary for reproduction or replacement of the appraisal object, taking into account depreciation and obsolescence. The costs of reproduction of the object of assessment are the costs necessary to create an exact copy of the object of assessment using the materials and technologies used to create the object of assessment. The costs of replacing an appraisal item are the costs required to create a similar item using materials and technologies that are used at the valuation date.
IV. Evaluation requirements
16. The assessment includes the following steps:
a) conclusion of a contract for the assessment, including the assignment for the assessment;
b) collection and analysis of information required for the assessment;
c) the application of approaches to assessment, including the choice of assessment methods and the implementation of the necessary calculations;
d) agreement (generalization) of the results of the application of approaches to assessment and determination of the final value of the value of the subject of assessment;
e) preparation of the evaluation report.
Information about changes:
By order of the Ministry of Economic Development of Russia dated October 22, 2010 N 509, paragraph 17 of this Federal Standard was amended
See the text of the paragraph in the previous edition
17. The assignment for assessment must contain the following information:
a) the object of assessment;
b) property rights to the object of assessment;
c) the purpose of the assessment;
d) the intended use of the assessment results and associated limitations;
e) type of value;
f) date of assessment;
g) the timing of the assessment;
h) assumptions and constraints on which the assessment should be based.
26. The total value of the market or other value of the appraisal object, except for the cadastral value, specified in the appraisal report, may be recognized as recommended for the purpose of concluding a transaction with appraisal objects, if from the date of the appraisal report until the date of the transaction with the appraised object or the date of submission the public offer has passed no more than six months.
27. The total value of the cost must be expressed in the currency of the Russian Federation (in rubles).
Federal assessment standard
General concepts of assessment, approaches and requirements for the assessment (FSO N 1)
(approved by the Order of the Ministry of Economic Development of the Russian Federation of July 20, 2007 N 256)
I. General provisions
1. This federal assessment standard has been developed taking into account international assessment standards and defines the general concepts of assessment, approaches to assessment and requirements for the assessment used in the implementation of assessment activities.
II. General evaluation concepts
3. The objects of assessment include objects of civil rights in respect of which the legislation of the Russian Federation establishes the possibility of their participation in civil circulation.
4. When determining the price of the appraisal object, the amount of money offered, requested or paid for the appraisal object by the participants of the completed or planned transaction is determined.
5. When determining the value of the appraisal object, the estimated value of the price of the appraisal object is determined, determined on the date of appraisal in accordance with the selected type of value. Making a transaction with the subject of valuation is not a necessary condition for establishing its value.
6. The total cost of the object of appraisal is determined by calculating the value of the object of appraisal when using approaches to appraisal and justified by the appraiser to agree (generalize) the results obtained within the framework of applying various approaches to appraisal.
7. An assessment approach is a collection of assessment methods united by a common methodology. An appraisal method is a sequence of procedures that allows, on the basis of information material for a given method, to determine the value of the appraised object within one of the appraisal approaches.
8. The date of appraisal (date of appraisal, date of value determination) is the date as of which the value of the appraisal object is determined.
If, in accordance with the legislation of the Russian Federation, the assessment is mandatory, then no more than three months should elapse from the date of assessment to the date of drawing up the assessment report, unless otherwise established by the legislation of the Russian Federation.
9. When establishing costs, the monetary value of the amount of resources required for the creation or production of the valuation object, or the price paid by the buyer for the valuation object, is determined.
10. When determining the most effective use of the appraisal item, the use of the appraisal item is determined, in which its value will be greatest.
11. When carrying out an examination of the appraisal report, a set of measures is carried out to verify compliance by the appraiser when appraising the object of appraisal with the requirements of the legislation of the Russian Federation on appraisal activities and the appraisal agreement, as well as the sufficiency and reliability of the information used, the validity of the assumptions made by the appraiser, use or refusal to use approaches to appraisal, agreement (generalization) of the results of calculations of the value of the appraisal object using different approaches to appraisal and appraisal methods.
12. The exposure period of the appraised object is calculated from the date of its presentation on the open market (public offer) of the appraised object until the date of the transaction with it.
III. Assessment approaches
13. Income approach - a set of methods for assessing the value of the appraisal object, based on the determination of the expected income from the use of the appraisal object.
14. Comparative approach - a set of methods for appraising the value of the appraisal object based on the comparison of the appraisal object with objects - analogs of the appraisal object for which there is information on prices. An object - an analogue of the object of appraisal for the purpose of appraisal is an object that is similar to the object of appraisal in terms of the main economic, material, technical and other characteristics that determine its value.
15. Cost approach - a set of methods for assessing the value of the appraisal object, based on the determination of the costs necessary for reproduction or replacement of the appraisal object, taking into account depreciation and obsolescence. The costs of reproduction of the appraisal object are the costs necessary to create an exact copy of the appraisal object using the materials and technologies used to create the appraisal object. The costs of replacing an appraisal item are the costs required to create a similar item using materials and technologies that are used at the valuation date.
IV. Evaluation requirements
16. The assessment includes the following steps:
a) conclusion of a contract for the assessment, including the assignment for the assessment;
b) collection and analysis of information necessary for the assessment;
c) the application of approaches to assessment, including the choice of assessment methods and the implementation of the necessary calculations;
d) agreement (generalization) of the results of the application of approaches to assessment and determination of the final value of the value of the subject of assessment;
e) preparation of the assessment report.
17. The assignment for assessment must contain the following information:
a) the object of assessment;
b) property rights to the object of assessment;
c) the purpose of the assessment;
d) the intended use of the assessment results and associated limitations;
e) type of value;
f) date of assessment;
g) the timing of the assessment;
h) assumptions and constraints on which the assessment should be based.
18. The appraiser collects and analyzes the information necessary for the appraisal of the appraisal object. The appraiser studies the quantitative and qualitative characteristics of the appraisal object, collects information essential for determining the value of the appraisal object by the approaches and methods that, based on the appraiser's judgment, should be applied in the appraisal, including:
a) information on political, economic, social and environmental and other factors affecting the value of the subject of assessment;
b) information on supply and demand in the market to which the object of assessment belongs, including information on factors affecting supply and demand, quantitative and qualitative characteristics of these factors;
c) information about the subject of assessment, including documents of title, information on encumbrances associated with the subject of assessment, information on physical properties the subject of assessment, its technical and operational characteristics, wear and tear and obsolescence, past and expected income and costs, data accounting and reporting related to the subject of assessment, as well as other information material for determining the value of the subject of assessment.
19. The information used in the assessment must meet the requirements of sufficiency and reliability.
The information is considered sufficient if the use additional information does not lead to a significant change in the characteristics used in the assessment of the appraisal item, and also does not lead to a significant change in the final value of the appraisal item.
Information is considered reliable if this information is true and allows the user of the assessment report to draw correct conclusions about the characteristics investigated by the appraiser when assessing and determining the final value of the appraisal object, and make informed decisions based on these conclusions.
The evaluator must conduct an analysis of the sufficiency and reliability of the information, using the means and methods available to him for this.
If the expert judgment of the appraiser or a specialist (expert) engaged by the appraiser is used as information essential for determining the value of the appraisal object, the conditions under which these characteristics can reach certain values \u200b\u200bshould be described for the characteristics whose value is assessed in this way.
If specialists (experts) are involved in the assessment by the appraiser, the appraiser must indicate in the report their qualifications and the degree of their participation in the assessment, as well as justify the need for their involvement.
The appraiser cannot use information about events that have occurred after the date of the appraisal in making the appraisal.
20. When conducting an appraisal, an appraiser is obliged to use cost, comparative and profitable approaches to appraisal, or to justify the refusal to use one or another approach.
The appraiser has the right to independently determine specific assessment methods within the framework of the application of each of the approaches.
21. The income approach is used when there is reliable information that makes it possible to predict the future income that the subject of assessment is capable of generating, as well as the costs associated with the subject of assessment. When applying the income approach, the appraiser determines the amount of future income and expenses and the moments of their receipt.
Applying an income-based approach to valuation, an appraiser should:
a) set the forecasting period. The forecasting period is understood as the period in the future, for which, from the date of assessment, the quantitative characteristics of the factors that affect the amount of future income are predicted;
b) investigate the property's ability to generate an income stream during the forecasting period, as well as make a conclusion about the property's ability to generate an income stream in the period after the forecasting period;
c) determine the discount rate that reflects the profitability of investments in investment objects comparable to the subject of risk assessment, used to bring future income streams to the date of assessment;
d) carry out the procedure for bringing the flow of expected incomes during the forecasting period, as well as incomes after the forecasting period, into the value as of the valuation date.
22. The comparative approach is used when there is reliable and available for analysis information on the prices and characteristics of analogue objects.
When applying a comparative approach to valuation, the evaluator should:
a) choose comparison units and carry out comparative analysis object of evaluation and each object-analogue for all comparison elements. Several comparison units can be selected for each analogue object. The choice of units of comparison must be justified by the evaluator. The appraiser must justify the refusal to use other units of comparison adopted in the assessment and related to the factors of supply and demand;
b) adjust the values \u200b\u200bof the comparison unit for analog objects for each comparison element, depending on the ratio of the characteristics of the assessment object and the analog object for this comparison element. When making adjustments, the evaluator should introduce and justify the scale of adjustments and provide an explanation of under what conditions the values \u200b\u200bof the introduced adjustments will be different. The scale and procedure for correcting the unit of comparison should not change from one analogue object to another;
c) agree on the results of correcting the values \u200b\u200bof the units of comparison for the selected analog objects. The appraiser should justify the scheme for reconciling the adjusted values \u200b\u200bof the units of comparison and the adjusted prices of the analogue objects.
23. The cost approach is applied when it is possible to replace the subject of assessment with another object, which is either an exact copy of the subject of assessment, or has similar useful properties. If the subject of the assessment is characterized by a decrease in value due to physical condition, functional or economic obsolescence, when applying the cost approach, it is necessary to take into account depreciation and all types of obsolescence.
24. The appraiser, in order to obtain the final value of the appraisal object, coordinates (generalizes) the results of calculating the value of the appraisal object using various approaches to appraisal and valuation methods.
If more than one valuation method is used by an appraiser in the application of any approach, the results of the appraisal methods should be agreed in order to determine the value of the item of appraisal established as a result of applying the approach.
When agreeing on the results of calculating the value of the appraisal object, the type of value established in the appraisal assignment, as well as the appraiser's judgments about the quality of the results obtained within the framework of the applied approaches, should be taken into account.
The method of reconciliation chosen by the appraiser, as well as everything made by the appraiser in the implementation of the reconciliation of the results of the judgment, assumptions and information used must be justified. If used to agree on a weighing procedure, the evaluator should justify the choice of weights used.
25. Based on the results of the assessment, an assessment report is drawn up. Requirements for the content and design of the appraisal report are established by the Federal Law of July 29, 1998 N 135-FZ "On appraisal activities in the Russian Federation" (Collected Legislation of the Russian Federation, 1998, N 31, Art. 3813; 2002, N 4, Art. 251; N 12, Art.1093; N 46, Art 4537; 2003, N 2, Art 167; N 9, Art 805; 2004, N 35, Art 3607; 2006, N 2, Art 172 ; N 31, Art. 3456; 2007, N 7, Art. 834; N 29, Art. 3482) and in federal valuation standards.
26. The total value of the appraisal item specified in the appraisal report may be deemed recommended for the purpose of making a transaction with appraisal items if no more than 6 months have passed from the date of the appraisal report to the date of the transaction with the appraisal item or the date of the public offer ...
27. The total value of the cost must be expressed in the currency of the Russian Federation (in rubles).
Federal assessment standard
The purpose of the assessment and types of value (FSO N 2)
(approved by the Order of the Ministry of Economic Development of the Russian Federation of July 20, 2007 N 255)
I. General provisions
1. This federal valuation standard has been developed taking into account international valuation standards and discloses the purpose of the valuation, the intended use of the valuation result, as well as the determination of market value and types of value other than market value.
2. This federal valuation standard is mandatory for use in valuation activities.
II. Purpose of the assessment and intended use of the assessment result
3. The purpose of the appraisal is to determine the value of the appraisal object, the type of which is determined in the appraisal assignment.
4. The result of the appraisal is the total value of the appraisal object. The result of the assessment can be used when the parties determine the price for the transaction or other actions with the subject of the assessment, including when making purchase and sale transactions, leasing or pledging, insurance, lending, making contributions to the authorized (pooled) capital, for tax purposes, when drawing up financial (accounting) statements, reorganizing and privatizing enterprises, resolving property disputes, accepting management decisions and other cases.
III. Types of cost
5. When using the concept of value in the implementation of valuation activities, it is indicated specific species cost, which is determined by the intended use of the valuation result.
When carrying out appraisal activities, the following types of value of the appraised object are used:
market price;
investment value;
liquidation value;
cadastral value.
6. When determining the market value of the appraisal item, the most probable price is determined at which the appraisal item can be alienated as of the appraisal date at open market in a competitive environment, when the parties to the transaction act reasonably, having all the necessary information, and the value of the transaction price does not reflect any extraordinary circumstances, that is, when:
one of the parties to the transaction is not obliged to alienate the subject of valuation, and the other party is not obliged to accept performance;
the parties to the transaction are well aware of the subject of the transaction and act in their own interests;
the subject of appraisal is presented on the open market through a public offer typical for similar appraisal objects;
the price of the transaction is a reasonable remuneration for the object of valuation and there was no coercion to complete the transaction in relation to the parties to the transaction from any party;
payment for the subject matter is expressed in monetary terms.
The possibility of alienation in the open market means that the subject of valuation is presented on the open market through a public offer, typical for similar objects, while the period of exposure of the object on the market should be sufficient to attract the attention of a sufficient number of potential buyers.
Reasonableness of the parties to the transaction means that the transaction price is the highest price reasonably achievable for the seller and the lowest price reasonably achievable for the buyer.
The completeness of the available information means that the parties to the transaction are sufficiently informed about the subject of the transaction, act in an effort to achieve the terms of the transaction that are best from the point of view of each of the parties, in accordance with the full volume of information about the state of the market and the subject of valuation available at the date of valuation.
The absence of extraordinary circumstances means that each of the parties to the transaction has motives for the transaction, while there is no coercion against the parties to complete the transaction.
7. The market value is determined by the appraiser, in particular, in the following cases:
- when confiscating property for state needs;
- when determining the value of the company's outstanding shares, acquired by the company by decision general meeting shareholders or by decision of the board of directors ( supervisory board) society;
- when determining the value of the pledged object, including with a mortgage;
- when determining the value of non-monetary contributions to the authorized (pooled) capital;
- when determining the value of the debtor's property during bankruptcy procedures;
- when determining the value of the property received free of charge.
8. When determining the investment value of the appraisal object, the value for a specific person or group of persons is determined with the investment purposes of using the appraisal object established by this person (persons).
When determining the investment value, in contrast to determining the market value, taking into account the possibility of alienation at the investment value on the open market is not required.
9. When determining the residual value of the appraisal object, a calculated value is determined that reflects the most probable price at which this object appraisal can be alienated for the period of exposure of the appraisal object, which is less than the typical exposure period for market conditions, in conditions when the seller is forced to make a transaction to alienate the property.
When determining the liquidation value, in contrast to determining the market value, the impact of extraordinary circumstances that force the seller to sell the appraised property on terms that do not correspond to market conditions is taken into account.
10. When determining the cadastral value of the object of appraisal, the market value is determined by the methods of mass appraisal, established and approved in accordance with the legislation governing the conduct of cadastral appraisal.
The cadastral value is determined by an appraiser, in particular for tax purposes.
Federal assessment standard N 3
"Requirements for the assessment report (FSO N 3)"
(approved by the Order of the Ministry of Economic Development of the Russian Federation of July 20, 2007 N 254)
I. General provisions
1. This federal valuation standard has been developed taking into account international valuation standards and establishes requirements for the preparation and content of the valuation report, the information used in the valuation report, as well as for the description of the applied methodology and calculations in the valuation report. The evaluation report is drawn up following the evaluation.
2. This federal valuation standard is mandatory for use in valuation activities.
3. An appraisal report is a document drawn up in accordance with the legislation of the Russian Federation on appraisal activities, this federal appraisal standard, standards and rules for appraisal activities established by a self-regulatory organization of appraisers, of which the appraiser is a member who prepared a report intended for the customer of the appraisal and other interested parties (users of the appraisal report), containing a professional judgment of the appraiser regarding the value of the appraisal object, confirmed on the basis of the collected information and calculations.
II. Assessment Reporting Requirements
4. In preparing the appraisal report, the appraiser should adhere to the following principles:
the report must contain all information that is significant in terms of the value of the appraised object (the principle of materiality);
information provided in the appraisal report, used or obtained as a result of calculations in the appraisal process, which is significant in terms of the value of the appraisal item, must be confirmed (principle of justification);
the content of the valuation report should not mislead users of the valuation report, as well as allow ambiguous interpretation (principle of unambiguity);
the composition and sequence of the materials presented in the assessment report and the description of the assessment process should allow the cost calculation to be fully reproduced and lead to similar results (verifiability principle);
the assessment report should not contain information that is not used in the assessment when determining the intermediate and final results, if it is not mandatory in accordance with the requirements of federal assessment standards and standards and rules for assessment activities established by a self-regulatory organization of which the assessor who prepared the report is a member (principle sufficiency).
5. A copy of the appraisal report must be kept by the appraiser from the date of the report within the general limitation period established by the legislation of the Russian Federation.
6. The appraisal report must be numbered page by page, bound, signed by the appraiser or appraisers who carried out the appraisal, and also sealed by the personal seal of the appraiser performing the appraisal activity independently, in private practice, or by the seal and signature of the manager legal entitywith whom the appraiser or appraisers have entered into labor contract.
7. Requirements for drawing up a report on an appraisal conducted for special purposes and certain types of appraisal objects may supplement the requirements of this federal appraisal standard and are established by the corresponding federal standards for evaluating certain types of appraisal objects or appraisal for special purposes.
III. Requirements for the content of the assessment report
8. Regardless of the type of the subject of assessment, the assessment report should contain the following sections:
a) basic facts and conclusions. The key facts and conclusions section should contain:
- general informationidentifying the subject of assessment;
- the results of the assessment obtained using different approaches to assessment;
- the total value of the value of the object of assessment;
b) assignment for assessment in accordance with the requirements of federal assessment standards;
c) information about the customer of the appraisal and about the appraiser. The appraisal report shall include the following information about the customer of the appraisal and about the appraiser.
Customer details:
- about the customer - legal entity: organizational and legal form; full name; main state registration number (hereinafter - OGRN), date of assignment of OGRN; location;
- about the customer - natural person: Full Name; the series and number of the identity document, the date of issue and the issuing authority specified document.
Appraiser Details:
- about an appraiser working on the basis of an employment contract: last name, first name, patronymic of the appraiser, information on membership in a self-regulatory organization of appraisers, number and date of issue of a document confirming the acquisition of professional knowledge in the field of appraisal activities, information on civil liability insurance of the appraiser, work experience in appraisal activity, as well as organizational and legal form, full name, OGRN, date of assignment of OGRN; location of the legal entity with which the appraiser concluded an employment contract;
- about an appraiser carrying out appraisal activities independently, engaging in private practice: surname, name, patronymic; the series and number of the identity document, the date of issue and the authority that issued the specified document; information on membership in a self-regulatory organization of appraisers; number and date of issue of the document confirming the acquisition of professional knowledge in the field of appraisal activities, information about the appraiser's civil liability insurance, work experience in appraisal activities;
- information on all organizations and specialists involved in the assessment and preparation of the assessment report, indicating their qualifications and the degree of their participation in the assessment of the subject of assessment;
d) assumptions and restrictive conditions used by the appraiser when making the appraisal;
e) applicable standards for valuation activities.
The appraisal report must contain information on federal appraisal standards, standards and rules for appraisal activities used in the appraisal of the appraisal object;
f) a description of the subject of assessment with references to documents establishing the quantitative and qualitative characteristics of the subject of assessment.
The assessment report should include the following information about the object of assessment:
- quantitative and qualitative characteristics of the object of assessment.
This information, depending on the valuation object, should contain, among other things, information about property rights, encumbrances associated with the valuation object, physical properties of the valuation object, wear and tear, obsolescence;
- quantitative and qualitative characteristics of the elements that make up the subject of assessment, which have specific features that affect the results of the assessment of the subject of assessment;
- information about the current use of the object of assessment;
- other factors and characteristics related to the subject of assessment, significantly affecting its value;
g) analysis of the market of the subject of assessment, as well as analysis of other external factors not directly related to the subject of assessment, but affecting its value. The market analysis section should provide information on the pricing factors used in determining the cost, and contain the rationale for the values \u200b\u200bor ranges of values \u200b\u200bof the pricing factors;
h) a description of the process of assessing the subject of assessment in terms of the application of income, cost and comparative approaches to assessment. IN this section the application of approaches to the assessment with the calculation should be described or the refusal to use the approaches to the assessment of the subject of assessment should be justified;
i) agreement of results. In the section on the agreement of results, the agreement of the calculation results obtained using different approaches should be given.
When reconciling the results obtained when applying different approaches to assessment, as well as using different methods within the application of each approach, the assessor should provide in the assessment report a description of the procedure for the corresponding approval. If the reconciliation uses weighting of the results obtained using different assessment approaches, as well as using different methods within the application of each approach, the assessor should justify the choice of the weights used, assigned to the results obtained using different assessment approaches, as well as using different methods in the framework of each approach.
9. The annex to the appraisal report must contain copies of documents used by the appraiser and establishing the quantitative and qualitative characteristics of the appraisal object, including title and legal documents, as well as technical inventory documents, conclusions of special examinations and other documents on the appraisal object (if availability).
IV. Requirements for the description in the assessment report of information used in the assessment
10. The text of the assessment report must contain references to sources of information used in the report, allowing conclusions to be drawn about the authorship of the relevant information and the date of its preparation, or copies of materials and printouts must be attached. If the information published on the website on the Internet is not provided with free and easy access on the date of the assessment and after the date of the assessment, or in the future, it is possible to change the address of the page on which the information used in the report is published, or information that is not published in periodic printed editiondistributed on the territory of the Russian Federation, then copies of the relevant materials must be attached to the assessment report.
11. Information provided by the customer (including certificates, tables, balance sheets) must be signed by an authorized person and certified in accordance with the established procedure, and in this case it is considered reliable if the appraiser has no reason to believe otherwise.
12. In the event that expert opinion is used as information material to the value of the determined value, the evaluation report should analyze this value for compliance with market conditions described in the market analysis section.
V. Requirements for the description in the assessment report of the assessment and calculation methodology
13. The appraisal report must describe the sequence for determining the value of the appraisal item to enable the user of the appraisal report with no special knowledge of appraisal activity to understand the logic of the appraisal process and the significance of the steps taken by the appraiser to establish the value of the appraised item.
14. The appraisal report should provide a rationale for the choice of valuation methods applied by the appraiser within the cost, comparative and income approaches.
15. The evaluation report must contain a description of the calculations, calculations and explanations for the calculations, ensuring the verifiability of the conclusions and results indicated or obtained by the evaluator in the application of the approaches and methods used in the evaluation.
16. In the appraisal report, the final value of the value after agreement on the results of applying the appraisal approaches can be presented in rounded form according to the rounding rules.