11.10.2015 13:45
FEDERAL STANDARD ASSESSMENT
"General concepts of assessment, approaches and requirements for assessment (FSO No. 1)"
I. General provisions
1. This Federal Valuation Standard defines the general concepts of valuation, approaches to valuation and requirements for valuation used in the implementation of valuation activities.
2. This Federal Valuation Standard is mandatory for use in the implementation of valuation activities.
II. General concepts of evaluation
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 the amount of money requested, offered or paid by participants as a result of a completed or proposed transaction.
5. The value of the appraisal object is the most probable calculated value determined as of the appraisal date 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 final value of the value - the value of the appraisal object, calculated using approaches to appraisal and justified by the appraiser agreement (generalization) of the results obtained as part of the application of various approaches to appraisal.
7. An assessment approach is a set of assessment methods united by a common methodology. The appraisal method of the appraised object is a sequence of procedures that allows, on the basis of information essential for this method, to determine the value of the appraised object within the framework of one of the appraisal approaches.
8. The date of determining the value of the appraisal object (the date of the appraisal, the date of appraisal) is the date as of which the value of the appraised object was determined. Information about events that occurred after the appraisal date can be used to determine the value of the appraisal object only to confirm trends, prevailing at the valuation date, if such information is in line with prevailing market expectations at the valuation date.
9. Assumption - an assumption accepted as true and concerning facts, conditions or circumstances related to the object of assessment or approaches to valuation, which do not require verification by the valuer in the valuation process.
10. Analogous object - an object similar to the object of assessment in terms of the main economic, material, technical and other characteristics that determine its value.
III. Valuation Approaches
11. The main approaches used in valuation are the 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 appraised object by comparing the appraised object with analogue objects.
13. A comparative approach is recommended to be applied when reliable and sufficient information for analysis on prices and characteristics of analogue objects is available. In this case, both the prices of completed transactions and the prices of offers can be applied.
14. As part of the comparative approach, various methods are used, based both on a direct comparison of the object being valued and analogue objects, and methods based on the analysis of statistical data and information about the market of the object of assessment. Income approach.
15. Income approach - a set of valuation methods based on the determination of expected income from the use of the valuation object.
17. The income approach uses various methods based on discounted cash flows and income capitalization. Cost approach.
18. Cost approach - a set of methods for assessing the value of an appraisal object based on determining the costs necessary for the acquisition, reproduction or replacement of an appraisal object, taking into account wear and tear and obsolescence.
19. The cost approach is mainly used in cases where there is reliable information that allows you to determine the cost of acquiring, reproducing or replacing the object of assessment.
20. The cost approach uses various methods based on determining the cost of creating an exact copy of the object of assessment or an object that has similar useful properties. The criteria for recognizing an object as an exact copy of the object of assessment or an object with comparable useful properties are determined by federal standards for assessment that establish requirements for the assessment of certain types of objects of assessment and (or) for special purposes.
IV. Assignment for evaluation
21. The appraisal assignment is an integral part of the appraisal agreement. The appraisal assignment must contain the following information: a) the appraisal object; b) the rights to the appraisal object taken into account when determining the value of the appraisal object; c) the purpose of the appraisal; d) the intended use of the results valuation; e) type of value; f) date of valuation; g) assumptions on which the valuation should be based; h) other information provided for by federal valuation standards.
22. Additional requirements for the assessment task may be regulated by the relevant federal assessment standards.
V. Evaluation requirements
23. Conducting an assessment includes the following steps: a) conclusion of an agreement for an assessment, including an assignment for an 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 ) coordination (if necessary) of the results and determination of the final value of the object of assessment; e) drawing up an assessment report.
24. The appraiser has the right to independently determine the need to apply certain valuation approaches and specific valuation methods within the framework of applying each of the approaches. During the valuation, it is possible to establish additional assumptions to those specified in the valuation assignment related to the intended use of the valuation results and the specifics of the object of valuation.
25. In the case of using several approaches to assessment, as well as using several assessment methods within any of the approaches to assessment, preliminary coordination of their results is carried out in order to obtain an intermediate result of assessing the object of assessment by this approach. When agreeing on significantly different intermediate results of the assessment obtained by different approaches or methods, the report must reflect the analysis performed and the identified reason for the discrepancies. Such a difference is recognized as significant, in which the result obtained by applying one approach (method) is outside the boundaries of the value range indicated by the appraiser obtained by 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 object of appraisal, has the right to give his opinion on the possible boundaries of the interval in which, in his opinion, this value may be, unless otherwise specified in the assignment for appraisal.
27. The final 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 valuation report are established by Federal Law No. 135-FZ of July 29, 1998 “On Valuation Activities in the Russian Federation” (Sobraniye Zakonodatelstva Rossiyskoy Federatsii, 1998, No. 31, Art. 3813; 2002, No. 4, Art. 251; No. 12, item 1093; No. 46, item 4537; 2003, No. 2, item 167; No. 9, item 805; 2004, No. 35, item 3607; 2006, No. 2, item 172 ; No. 31, item 3456; 2007, No. 7, item 834; No. 29, item 3482; No. 31, item 4016; 2008, No. 27, item 3126; 2009, No. 19, item 2281; No. 29, Article 3582, Article 3618; No. 52, Article 6419, 6450; 2010, No. 30, Article 3998; 2011, No. 1, Article 43; No. 27, Article 3880; No. 29, Article 4291 ; No. 48, item 6728; No. 49, item 7024, item 7061; 2012, No. 31, item 4333; 2013, No. 23, item 2871; No. 27, item 3477; No. 30, item 4082 ; 2014, No. 11, item 1098; No. 23, item 2928; No. 30, item 4226; 2015, No. 1, item 52; No. 10, item 1418) and federal evaluation standards.
Federal valuation standard
General concepts of assessment, approaches and requirements for assessment (FSO N 1)
(approved by Order of the Ministry of Economic Development of the Russian Federation of July 20, 2007 N 256)
I. General provisions
1. This federal appraisal standard has been developed taking into account international appraisal standards and defines the general concepts of appraisal, approaches to appraisal and appraisal requirements used in appraisal activities.
II. General concepts of evaluation
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 in 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 an appraisal object is not a necessary condition for establishing its value.
6. The total value of the appraised object is determined by calculating the value of the appraised object using approaches to appraisal and the appraiser's justified agreement (generalization) of the results obtained as part of applying various appraisal approaches.
7. Approach to assessment is a set of assessment methods, united by a common methodology. An appraisal method is a sequence of procedures that allows, on the basis of information essential for this method, to determine the value of an appraisal object within the framework of one of the appraisal approaches.
8. The date of appraisal (the date of the appraisal, the date of determining the value) is the date as of which the value of the object of appraisal is determined.
If, in accordance with the legislation of the Russian Federation, the valuation is mandatory, then no more than three months should elapse from the date of the valuation to the date of preparation of the valuation report, unless otherwise provided 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 appraisal object, or the price paid by the buyer for the appraisal object, is determined.
10. When determining the most efficient use of the appraisal object, the use of the appraisal object is determined, at which its cost will be the highest.
11. When conducting an examination of the appraisal report, a set of measures is taken to verify that the appraiser complies 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, the use or refusal to use approaches to valuation, harmonization (generalization) of the results of calculations of the value of the object of evaluation using different approaches to valuation and valuation methods.
12. The period of exposure of the appraised object is calculated from the date of presentation on the open market (public offer) of the appraised object to the date of the transaction with it.
III. Valuation Approaches
13. Income approach - a set of methods for assessing the value of the appraisal object, based on the determination of expected income from the use of the appraisal object.
14. Comparative approach - a set of methods for assessing the value of the appraisal object, based on a comparison of the appraisal object with objects - analogues of the appraisal object, in respect of which information on prices is available. An object - an analogue of the object of assessment for the purposes of assessment is recognized as an object similar to the object of assessment in terms of the main economic, material, technical and other characteristics that determine its value.
15. Cost approach - a set of methods for estimating the value of an appraisal object based on determining the costs necessary to reproduce or replace the appraisal object, taking into account wear and tear and obsolescence. The costs of reproducing 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 the object of assessment are the costs necessary to create a similar object using materials and technologies in use at the date of assessment.
IV. Assessment Requirements
16. The assessment process includes the following steps:
a) conclusion of an appraisal contract, including an appraisal task;
b) collection and analysis of information necessary for the evaluation;
c) application of valuation approaches, including the choice of valuation methods and the implementation of the necessary calculations;
d) coordination (generalization) of the results of applying approaches to valuation and determination of the final value of the value of the object of valuation;
e) drawing up an assessment report.
17. The task for assessment should 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 evaluation results and the associated limitations;
e) type of cost;
e) date of assessment;
g) the timing of the assessment;
h) the assumptions and constraints on which the estimate is to be based.
18. The appraiser collects and analyzes the information necessary for the appraisal of the object of appraisal. The appraiser studies the quantitative and qualitative characteristics of the appraisal object, collects information essential for determining the value of the appraisal object using the approaches and methods that, based on the appraiser's judgment, should be applied during the appraisal, including:
a) information on political, economic, social and environmental and other factors that affect the value of the appraisal object;
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 appraisal object, including title documents, information about the encumbrances associated with the appraisal object, information about the physical properties of the appraisal object, its technical and operational characteristics, wear and tear, past and expected income and costs, accounting and reporting data, related to the appraised object, as well as other information essential for determining the value of the appraised object.
19. The information used in the evaluation must meet the requirements of sufficiency and reliability.
Information is considered sufficient if the use of additional information does not lead to a significant change in the characteristics used in the evaluation of the appraisal object, and also does not lead to a significant change in the final value of the appraisal object.
Information is considered reliable if this information is true and allows the user of the appraisal report to draw correct conclusions about the characteristics studied by the appraiser during the appraisal and determine the final value of the appraisal object, and make informed decisions based on these conclusions.
The appraiser 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) involved by the appraiser is used as information essential for determining the value of the object of appraisal, for the characteristics, the value of which is estimated in this way, the conditions under which these characteristics can reach certain values should be described.
If specialists (experts) are involved in the appraisal by the appraiser, the appraiser must indicate in the report their qualifications and the degree of their participation in the appraisal, as well as justify the need for their involvement.
The appraiser cannot use information about events that occurred after the appraisal date when making an appraisal.
20. When conducting an appraisal, the appraiser is obliged to use the cost, comparative and income approaches to appraisal or justify the refusal to use one or another approach.
The appraiser has the right to independently determine specific methods of assessment within the framework of applying each of the approaches.
21. The income approach is applied when there is reliable information that allows forecasting the future income that the subject of assessment is capable of bringing, 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.
When applying the income approach to valuation, the appraiser must:
a) set the forecast 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 influencing the amount of future income are forecasted;
b) investigate the ability of the object of assessment to generate an income stream during the forecast period, and also draw a conclusion about the ability of the object to generate an income stream in the period after the forecast period;
c) determine the discount rate that reflects the return on investments in investment objects comparable with the object of assessment in terms of risk level, used to bring future income streams to the assessment date;
d) carry out the procedure for converting the flow of expected income during the forecasting period, as well as income after the forecasting period, into the value at the valuation date.
22. The comparative approach is used when there is reliable and accessible for analysis information about the prices and characteristics of analogue objects.
In applying a comparative approach to valuation, the valuer should:
a) select the units of comparison and conduct a comparative analysis of the object of assessment and each object-analogue for all elements of comparison. For each analogue object, several units of comparison can be selected. 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 during the assessment and related to supply and demand factors;
b) adjust the values of the unit of comparison for analogous objects for each element of comparison, depending on the ratio of the characteristics of the object of assessment and the object-analogue for this element of comparison. When making adjustments, the appraiser must enter and justify the scale of adjustments and provide an explanation of the conditions under which the values of the adjustments introduced will be different. The scale and procedure for adjusting the unit of comparison should not change from one analogue object to another;
c) agree on the results of adjusting the values of units of comparison for the selected analogue objects. The appraiser must substantiate the scheme for reconciling the adjusted values of the units of comparison and the adjusted prices of analogue objects.
23. The cost approach is applied when it is possible to replace the object of assessment with another object that is either an exact copy of the object of assessment or has similar useful properties. If the property being valued tends to decrease in value due to physical condition, functional or economic obsolescence, the cost approach must take into account depreciation and all types of obsolescence.
24. The appraiser, in order to obtain the final value of the appraised object, coordinates (generalizes) the results of calculating the value of the appraised object when using various approaches to appraisal and appraisal methods.
If, as part of the application of any approach, the appraiser used more than one valuation method, the results of applying the valuation methods must be consistent in order to determine the value of the appraisal object established as a result of applying the approach.
When coordinating the results of calculating the cost of the appraised object, the type of value specified in the appraisal task, 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 reconciliation method chosen by the evaluator, as well as all judgments, assumptions and information used by the evaluator when reconciling the results, must be justified. If a weighting procedure is used for harmonization, the evaluator must 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 valuation report are established by Federal Law No. 135-FZ of July 29, 1998 "On Valuation Activities in the Russian Federation" (Sobraniye Zakonodatelstva Rossiyskoy Federatsii, 1998, No. 31, Art. 3813; 2002, No. 4, Art. 251; N 12, item 1093; N 46, item 4537; 2003, N 2, item 167; N 9, item 805; 2004, N 35, item 3607; 2006, N 2, item 172 ; N 31, item 3456; 2007, N 7, item 834; N 29, item 3482) and in federal assessment standards.
26. The final value of the value of the appraisal object indicated in the appraisal report may be recognized as recommended for the purposes of making a transaction with appraisal objects if no more than 6 months have passed from the date of the appraisal report to the date of the transaction with the appraisal object or the date of submission of the public offer .
27. The final value of the cost must be expressed in the currency of the Russian Federation (in rubles).
Federal valuation standard
The purpose of the assessment and types of value (FSO N 2)
(approved by 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 the implementation of valuation activities.
II. Purpose of the valuation and intended use of the valuation result
3. The purpose of the appraisal is to determine the value of the appraisal object, the type of which is determined in the assignment for appraisal.
4. The result of the assessment is the final value of the value of the object of assessment. The result of the assessment can be used when determining the price by the parties for making a transaction or other actions with the object of assessment, including when making purchase and sale transactions, leasing or pledging, insurance, lending, contributing to the authorized (share) capital, for tax purposes, when compiling financial (accounting) statements, reorganizing and privatizing enterprises, resolving property disputes, making managerial decisions and in other cases.
III. Cost types
5. When using the concept of value in the implementation of valuation activities, a specific type of value is indicated, 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 object, the most probable price is determined at which the appraisal object can be alienated as of the appraisal date on the open market under competitive conditions, when the parties to the transaction act reasonably, having all the necessary information, and the value of the transaction price does not affect any or extraordinary circumstances, that is, when:
one of the parties to the transaction is not obliged to alienate the object of assessment, and the other party is not obliged to accept the performance;
the parties to the transaction are well aware of the subject of the transaction and act in their own interests;
the valuation object is presented on the open market through a public offer typical for similar valuation objects;
the price of the transaction is a reasonable remuneration for the object of assessment and there was no coercion to conclude a transaction in relation to the parties to the transaction from either side;
payment for the object of assessment is expressed in monetary terms.
The possibility of alienation on the open market means that the appraisal object 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 must be sufficient to attract the attention of a sufficient number of potential buyers.
The reasonableness of the actions of the parties to the transaction means that the price of the transaction is the highest price achievable on reasonable grounds for the seller and the lowest price achievable on reasonable grounds 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, they act in an effort to achieve the best terms of the transaction from the point of view of each of the parties, in accordance with the full amount of information about the state of the market and the subject of the valuation available at the valuation date.
The absence of extraordinary circumstances means that each of the parties to the transaction has motives for the transaction, while there is no compulsion on the parties to complete the transaction.
7. The market value is determined by the appraiser, in particular, in the following cases:
- when seizing property for state needs;
- when determining the value of the placed shares of the company, acquired by the company by decision of the general meeting of shareholders or by decision of the board of directors (supervisory board) of the company;
- when determining the value of the collateral object, including mortgages;
- when determining the value of non-monetary contributions to the authorized (share) capital;
- when determining the value of the debtor's property in the course of bankruptcy proceedings;
- when determining the value of 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 for 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, it is not necessary to take into account the possibility of alienation at the investment value on the open market.
9. When determining the liquidation value of the appraisal object, the estimated value is determined, reflecting the most probable price at which this appraisal object can be alienated for the exposure period 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 for the alienation of property .
When determining the liquidation value, in contrast to determining the market value, the impact of extraordinary circumstances is taken into account, forcing the seller to sell the appraisal object on conditions that do not correspond to market ones.
10. When determining the cadastral value of an appraisal object, the market value is determined by mass appraisal methods, established and approved in accordance with the legislation governing the cadastral appraisal.
The cadastral value is determined by the appraiser, in particular for tax purposes.
Federal assessment standard N 3
"Requirements for the assessment report (FSO N 3)"
(approved by 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, information used in the valuation report, as well as for the description in the valuation report of the methodology and calculations used. The evaluation report is drawn up following the results of the evaluation.
2. This federal valuation standard is mandatory for use in the implementation of valuation activities.
3. An appraisal report is a document drawn up in accordance with the legislation of the Russian Federation on appraisal activity, this federal appraisal standard, the standards and rules for appraisal activities established by the self-regulatory organization of appraisers, of which the appraiser is a member, who prepared the report intended for the appraisal customer and other interested parties (users of the appraisal report), containing the professional judgment of the appraiser regarding the value of the appraisal object, confirmed on the basis of the collected information and calculations.
II. Requirements for the preparation of an assessment report
4. When compiling an appraisal report, the appraiser must adhere to the following principles:
the report should contain all information that is significant in terms of the value of the object of assessment (principle of materiality);
information given in the appraisal report, used or obtained as a result of calculations during the appraisal, significant in terms of the value of the appraisal object, must be confirmed (principle of validity);
the content of the assessment report should not mislead the users of the assessment report, as well as allow for ambiguous interpretation (principle of unambiguity);
the composition and sequence of the materials presented in the valuation report and the description of the valuation process should allow the cost calculation to be fully reproduced and lead to similar results (the principle of verifiability);
The appraisal report should not contain information that is not used during the appraisal to determine intermediate and final results, if it is not mandatory in accordance with the requirements of federal appraisal standards and the standards and rules for appraisal activity established by the self-regulatory organization of which the appraiser 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, during the general limitation period established by the legislation of the Russian Federation.
6. The appraisal report must be page numbered, stitched, signed by the appraiser or appraisers who conducted the appraisal, and also sealed with the personal seal of the appraiser who carries out appraisal activities independently in private practice, or with the seal and signature of the head of the legal entity with whom the appraiser or appraisers signed an employment contract.
7. The requirements for drawing up a report on an appraisal carried out for special purposes and certain types of appraisal objects may supplement the requirements of this federal appraisal standard and are established by the relevant federal appraisal standards for certain types of appraisal objects or appraisal for special purposes.
III. Requirements for the content of the evaluation report
8. Regardless of the type of the appraisal object, the appraisal report should contain the following sections:
a) main facts and conclusions. The main facts and conclusions section should contain:
- general information identifying the object of assessment;
- the results of the assessment obtained by applying various approaches to the assessment;
- the final value of the value of the object of assessment;
b) assessment task in accordance with the requirements of federal assessment standards;
c) information about the customer of the appraisal and about the appraiser. The appraisal report should contain the following information about the customer of the appraisal and about the appraiser.
Customer information:
- 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 - an individual: last name, first name, patronymic; the series and number of the identity document, the date of issue and the authority that issued the said document.
Appraiser Information:
- about the appraiser working on the basis of an employment contract: surname, 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 activity, information on civil liability insurance of the appraiser, work experience in appraisal activity, as well as legal form, full name, OGRN, date of assignment of OGRN; the location of the legal entity with which the appraiser has concluded an employment contract;
- about the appraiser who carries out appraisal activity independently, being engaged in private practice: surname, name, patronymic; the series and number of the identity document, the date of issue and the authority that issued the said document; 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 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 object of assessment;
d) assumptions and restrictive conditions used by the appraiser in making the appraisal;
e) applicable standards for valuation activities.
The appraisal report must contain information on federal appraisal standards, standards and rules of appraisal activities used in the appraisal of the appraisal object;
f) description of the object of assessment with references to documents that establish the quantitative and qualitative characteristics of the object of assessment.
The appraisal report should contain the following information about the subject of appraisal:
- quantitative and qualitative characteristics of the object of assessment.
This information, depending on the object of assessment, should contain, among other things, information about property rights, encumbrances associated with the object of assessment, the physical properties of the object of assessment, wear and tear, obsolescence;
- quantitative and qualitative characteristics of the elements that make up the object of assessment, which have specific features that affect the results of the assessment of the object of assessment;
- information about the current use of the object of assessment;
- other factors and characteristics related to the object of assessment, significantly affecting its value;
g) analysis of the appraisal object market, as well as analysis of other external factors not directly related to the appraisal object, but affecting its value. The market analysis section should provide information on the pricing factors used in determining the cost, and contain a rationale for the values or ranges of pricing factors;
h) description of the appraisal process of the appraisal object in terms of applying income, cost and comparative approaches to appraisal. This section should describe the application of approaches to valuation with calculations or justify the refusal to use approaches to valuation of the object of appraisal;
i) agreement of results. In the results agreement section, an agreement should be given on the results of calculations obtained using different approaches.
When reconciling the results obtained by applying different valuation approaches, as well as using different methods within the framework of applying each approach, the appraiser should describe in the valuation report a description of the procedure for the appropriate reconciliation. If the reconciliation uses weighting of the results obtained by applying different valuation approaches, as well as using different methods within each approach, the evaluator should justify the choice of weights used, assigned to the results obtained by applying different valuation approaches, as well as using different methods in each approach. within 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 title documents, as well as technical inventory documents, conclusions of special examinations and other documents on the appraisal object (if they are availability).
IV. Requirements for the description in the assessment report of information used in the assessment
10. The text of the assessment report should contain references to the sources of information used in the report, allowing to draw conclusions about the authorship of the relevant information and the date of its preparation, or copies of materials and printouts should be attached. If the information, when published on a 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 is used that is not published in periodical publication distributed throughout the Russian Federation, 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 the prescribed manner, 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 relevant to the amount of value to be determined, the valuation report must 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 methodology and calculations
13. The appraisal report should contain a description of the sequence of determining the value of the appraisal object, allowing the user of the appraisal report, who does not have special knowledge in the field of appraisal activity, to understand the logic of the appraisal process and the significance of the steps taken by the appraiser to determine the value of the appraisal object.
14. The appraisal report must contain the rationale for the choice of appraisal methods applied by the appraiser within the cost, comparative and income approaches.
15. The appraisal report should 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 appraiser in the framework of applying the approaches and methods used in the appraisal.
16. In the appraisal report, the final value of the cost, after agreeing on the results of applying the appraisal approaches, can be presented in rounded form according to the rounding rules.
About the approval of the federal standard of an assessment "General concepts of an assessment, approaches to an assessment and requirements to carrying out an assessment of FSO N 1)"
In accordance with Article 20 of the Federal Law of July 29, 1998 (Sobraniye Zakonodatelstva Rossiyskoy Federatsii, 1998, N 31, Art. 3813; 2006, N 31, Art. 3456; 2010, N 30, Art. 3998; 2011, N 1 , item 43; N 29, item 4291; 2014, N 30, item 4226) I order:
1. Approve the attached Federal Appraisal Standard "General concepts of appraisal, approaches and requirements for appraisal (FSO N 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 approval of the federal valuation standard" General concepts of valuation, approaches to valuation and requirements for valuation (FSO N 1)" (registered with the Ministry of Justice of Russia on August 22, 2007, registration N 10040) as amended by the Order of the Ministry of Economic Development of Russia of October 22, 2010 N 509 (registered with the Ministry of Justice of Russia on December 7, 2010, registration N 19129).
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 OF ASSESSMENT, APPROACHES AND REQUIREMENTS
FOR THE ASSESSMENT (FSO N 1) "
I. General provisions
1. This Federal Valuation Standard defines the general concepts of valuation, approaches to valuation and requirements for valuation used in the implementation of valuation activities.
2. This Federal Valuation Standard is mandatory for use in the implementation of valuation activities.
II. General concepts of evaluation
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 the amount of money requested, offered or paid by participants as a result of a completed or proposed transaction.
5. The cost of the appraisal object 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 N 2)".
6. The final value of the value - the value of the appraisal object, calculated using approaches to appraisal and justified by the appraiser agreement (generalization) of the results obtained as part of the application of various approaches to appraisal.
7. An assessment approach is a set of assessment methods united by a common methodology. The appraisal method of the appraised object is a sequence of procedures that allows, on the basis of information essential for this method, to determine the value of the appraised object within the framework of one of the appraisal approaches.
8. The date of determining the value of the appraisal object (the date of the appraisal, the appraisal date) is the date as of which the value of the appraisal object was determined.
Information about events that occurred after the valuation date may be used to determine the value of the valuation item only to confirm trends prevailing at the valuation date, if such information is in line with prevailing market expectations at the valuation date.
9. Assumption - an assumption accepted as true and concerning facts, conditions or circumstances related to the object of assessment or approaches to valuation, which do not require verification by the valuer in the valuation process.
10. Analogous object - an object similar to the object of assessment in terms of the main economic, material, technical and other characteristics that determine its value.
III. Valuation Approaches
11. The main approaches used in valuation are the 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 appraised object by comparing the appraised object with analogue objects.
13. A comparative approach is recommended to be applied when reliable and sufficient information for analysis on prices and characteristics of analogue objects is available. In this case, both the prices of completed transactions and the prices of offers can be applied.
14. As part of the comparative approach, various methods are used, based both on a direct comparison of the object being valued and analogue objects, and methods based on the analysis of statistical data and information about the market of the object of assessment.
income approach
15. Income approach - a set of valuation methods based on the determination of expected income from the use of the valuation object.
17. The income approach uses various methods based on discounted cash flows and capitalization of income.
Cost approach
18. Cost approach - a set of methods for assessing the value of an appraisal object based on determining the costs necessary for the acquisition, reproduction or replacement of an appraisal object, taking into account wear and tear and obsolescence.
19. The cost approach is mainly used in cases where there is reliable information that allows you to determine the cost of acquiring, reproducing or replacing the object of assessment.
20. The cost approach uses various methods based on determining the cost of creating an exact copy of the object of assessment or an object that has similar useful properties. The criteria for recognizing an object as an exact copy of the object of assessment or an object with comparable useful properties are determined by federal standards for assessment that establish requirements for the assessment of certain types of objects of assessment and (or) for special purposes.
IV. Assignment for evaluation
21. The assessment assignment is an integral part of the assessment contract.
The task for assessment should contain the following information:
a) the object of assessment;
b) the rights to the appraisal object taken into account when determining the value of the appraisal object;
c) the purpose of the assessment;
d) the intended use of the evaluation results;
e) type of cost;
f) date of assessment;
g) the assumptions on which the estimate is to be based;
h) other information provided for by federal valuation standards.
22. Additional requirements for the assessment task may be regulated by the relevant federal assessment standards.
V. Evaluation requirements
23. The assessment process includes the following steps:
a) conclusion of an appraisal contract, including an appraisal task;
b) collection and analysis of information necessary for the evaluation;
c) application of valuation approaches, including the choice of valuation methods and the implementation of the necessary calculations;
d) coordination (if necessary) of the results and determination of the final value of the value of the object of assessment;
e) drawing up an assessment report.
24. The appraiser has the right to independently determine the need to apply certain approaches to valuation and specific valuation methods 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 any of the approaches to assessment, preliminary coordination of their results is carried out in order to obtain an intermediate result of assessing the object of assessment by this approach. When agreeing on significantly different intermediate results of the assessment obtained by different approaches or methods, the report must reflect the analysis performed and the identified reason for the discrepancies. Such a difference is recognized as significant, in which the result obtained by applying one approach (method) is outside the boundaries of the value range indicated by the appraiser obtained by 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 object of appraisal, has the right to give his opinion on the possible boundaries of the interval in which, in his opinion, this value may be, unless otherwise specified in the assignment for appraisal.
27. The final 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 valuation report are established by Federal Law No. 135-FZ of July 29, 1998 "On Valuation Activities in the Russian Federation" (Sobraniye Zakonodatelstva Rossiyskoy Federatsii, 1998, No. 31, Art. 3813; 2002, No. 4, Art. 251; N 12, item 1093; N 46, item 4537; 2003, N 2, item 167; N 9, item 805; 2004, N 35, item 3607; 2006, N 2, item 172 ; N 31, item 3456; 2007, N 7, item 834; N 29, item 3482; N 31, item 4016; 2008, N 27, item 3126; 2009, N 19, item 2281; N 29, item 3582, item 3618; N 52, item 6419, 6450; 2010, N 30, item 3998; 2011, N 1, item 43; N 27, item 3880; N 29, item 4291 ; N 48, item 6728; N 49, item 7024, item 7061; 2012, N 31, item 4333; 2013, N 23, item 2871; N 27, item 3477; N 30, item 4082 ; 2014, N 11, item 1098; N 23, item 2928; N 30, item 4226; 2015, N 1, item 52; N 10, item 1418) and federal evaluation standards.
In order to implement the provisions federal law dated July 27, 2006 N 157-FZ "On Amendments to the Federal Law "On Appraisal Activities in the Russian Federation" (Sobraniye Zakonodatelstva Rossiyskoy Federatsii, 2006, N 31, Art. 3456), in accordance with clause 5.2.5 of the Regulations on Ministry of Economic Development and Trade of the Russian Federation, approved by 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; 1182; N 16, item 1743, item 1744; N 18, item 2005; N 22, item 2333; N 32, item 3569, item 3578; 2007, N 22, item 2642), I order:
Approve attached federal standard assessment "General concepts of assessment, approaches to assessment and requirements for assessment (FSO N 1)".
MinisterG.O. Gref
Registration N 10040
Federal valuation standard
General concepts of assessment, approaches and requirements for assessment (FSO N 1)
(approved by order of the Ministry of Economic Development of the Russian Federation of July 20, 2007 N 256)
With changes and additions from:
GUARANTEE:
See Federal Valuation Standards Help
I. General provisions
1. This federal appraisal standard has been developed taking into account international appraisal standards and defines the general concepts of appraisal, approaches to appraisal and appraisal requirements used in appraisal activities.
2. This federal valuation standard is mandatory for use in the implementation of valuation activities.
II. General concepts of evaluation
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 in 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 an appraisal object is not a necessary condition for establishing its value.
6. The total value of the appraised object is determined by calculating the value of the appraised object using approaches to appraisal and the appraiser's justified agreement (generalization) of the results obtained as part of applying various appraisal approaches.
7. Approach to assessment is a set of assessment methods, united by a common methodology. An appraisal method is a sequence of procedures that allows, on the basis of information essential for this method, to determine the value of an appraisal object within the framework of one of the appraisal approaches.
8. The date of appraisal (the date of the appraisal, the date of determining the value) is the date as of which the value of the object of appraisal is determined.
If, in accordance with the legislation of the Russian Federation, the valuation is mandatory, then no more than three months should elapse from the date of the valuation to the date of preparation of the valuation report, unless otherwise provided 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 appraisal object, or the price paid by the buyer for the appraisal object, is determined.
10. When determining the most efficient use of the appraisal object, the use of the appraisal object is determined, at which its cost will be the highest.
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 assessment of the requirements legislation of the Russian Federation on valuation activities and the valuation 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 valuation approaches, the harmonization (generalization) of the results of calculating the value of the valuation object when using different valuation approaches and valuation methods .
12. The period of exposure of the appraised object is calculated from the date of presentation on the open market (public offer) of the appraised object to the date of the transaction with it.
III. Valuation Approaches
13. Income approach - a set of methods for assessing the value of the appraisal object, based on the determination of expected income from the use of the appraisal object.
14. Comparative approach - a set of methods for assessing the value of the appraisal object, based on a comparison of the appraisal object with objects - analogues of the appraisal object, in respect of which information on prices is available. An object - an analogue of the object of assessment for the purposes of assessment is recognized as an object similar to the object of assessment in terms of the main economic, material, technical and other characteristics that determine its value.
15. Cost approach - a set of methods for estimating the value of an appraisal object based on determining the costs necessary to reproduce or replace the appraisal object, taking into account wear and tear and obsolescence. The costs of reproducing 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 the object of assessment are the costs necessary to create a similar object using materials and technologies in use at the date of assessment.
IV. Assessment Requirements
16. The assessment process includes the following steps:
a) conclusion of an appraisal contract, including an appraisal task;
b) collection and analysis of information necessary for the evaluation;
c) application of valuation approaches, including the choice of valuation methods and the implementation of the necessary calculations;
d) coordination (generalization) of the results of applying approaches to valuation and determination of the final value of the value of the object of valuation;
e) drawing up an assessment 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 task for assessment should 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 evaluation results and the associated limitations;
e) type of cost;
e) date of assessment;
g) the timing of the assessment;
h) the assumptions and constraints on which the estimate is to be based.
26. The final value of the market or other value of the appraisal object, with the exception of the cadastral value, indicated in the appraisal report, may be recognized as recommended for the purposes of making a transaction with appraisal objects, if from the date of the appraisal report to the date of the transaction with the appraisal object or the date of submission no more than six months have passed since the public offer.
27. The final value of the cost must be expressed in the currency of the Russian Federation (in rubles).
