Inventory cost of an apartment - simple calculation

During the operation of housing, the owner has to constantly face the need to take into account various existing methods for determining the value of the property. One of these indicators is the inventory value of the apartment.

What is the inventory value of an apartment?

The inventory value of an apartment is the total price indicator of real estate, fixed based on the technical characteristics of the apartment (area, height, etc.), as well as its generic object - an apartment building.

The concept of the inventory value of an apartment was introduced in connection with the beginning of the accounting procedure for the state and municipal housing stock, the mechanism of which was to be implemented in the activities of the BTI bodies.

Each property object put into operation had to undergo a technical procedure, after which its parameters were entered into the inventory file of the BTI and could be used for various purposes.

Information about the inventory value of the apartment was generated at the time of accounting actions, and then was subject to regular clarification during scheduled technical inspections of the property.

Based on this parameter, the authorized bodies calculated the property tax of citizens, formed the redemption price of the object when receiving state and municipal subsidies, etc.

The BTI authorities, at the request of the legal owners of the properties, issued certificates of the inventory value of housing, and also sent this information to the tax authorities.

The size of this parameter was significantly lower than the market price of the property, since the calculation formula took into account only the objective costs of building materials for the house, characteristics of load-bearing structures, etc.

The need to streamline the real estate accounting system has led to the emergence of cadastral authorities that use their own calculation of the value of an object - the cadastral one.

As a result of such innovations, the inventory value of a property has actually ceased to perform the functions that were originally assigned to it.

What are the differences between the different prices?

Currently in the Russian Federation there are three available types of calculating the price of an object:

• market price of the apartment;
• cadastral value of housing;
• inventory assessment of real estate.

Each of them has its own specifics and scope of application, while calculating the inventory value of an apartment is currently not the most important indicator for tax purposes or determining the real price of an object.

The main differences between each of these parameters can be determined by the method of calculation and purposes of application:

• the market price of the object is determined as a result of the report of an independent appraiser based on the results of a study of the real estate market; necessary to determine the price of a property transaction, as well as to challenge the cadastral price;
• cadastral value - established as a result of regular land cadastral work commissioned by regional authorities; used to calculate property taxes;
• inventory assessment of housing - was formed as a result of technical work of the BTI bodies on housing stock accounting; was of key importance for the registration of inheritance and other cases, but currently the scope of application of this indicator is practically reduced to a minimum.

Despite the introduction of cadastral valuation of real estate, the inventory valuation of an apartment is still a necessary indicator when performing certain legally significant actions.

Why do you need to know this cost of the apartment?

Just a few years ago, when the BTI bodies formed the inventory value of an apartment, the property tax of citizens was calculated based on this indicator.

At the moment, there is no practical significance of the inventory value of property for tax purposes.

However, the inventory value of an apartment is currently used for the following purposes:

• when registering apartments as citizens' property through privatization;
• as one of the important factors for calculating the market price of an object;
• for internal accounting and other types of accounting for housing owners;
• when challenging the cadastral valuation of housing.

At the moment, the BTI authorities do not assess the inventory value of the apartment as a result of technical measures, but still issue the specified documents from archival inventory files.

In addition, there are established methods for recalculating this value taking into account the physical deterioration of the building.

How to find out the inventory value of an apartment

A certificate of the inventory value of an apartment can be obtained in the following ways:

• by contacting the local BTI office and submitting a request to provide the specified document (if we are talking about archival information before 2013);
• by contacting the Rosreestr authorities regarding the price of an object put on cadastral registration.

In addition, having the initial amount of the inventory assessment of the apartment, you can independently make the calculation and find out the current value of this parameter.

When contacting the BTI authority, you must fill out an application, provide evidence of legal ownership of the object and pay for the production of a certificate.

BTI bodies have the right to submit a request to the state archive to obtain information from the inventory file transferred for archival storage.

From the Rosreestr authorities you can obtain information about the cadastral valuation of the property, which is now an analogue of the inventory value of this apartment for calculating taxes.

In the certificate issued by Rosreestr, the inventory value of the apartment will be indicated according to the cadastral registration data.

Calculation

To independently calculate this parameter, it is necessary to use basic methods approved by the State Construction Committee of Russia and currently used by local property management services and BTI bodies.

The technical and physical indicators of the property obtained from archival documents or from special construction collections in relation to various types of objects are used as the base value for independent calculation.

The following methods can be distinguished for independently calculating the cost of an apartment:

• according to the formula used by state and municipal authorities of property relations;
• when recalculating the base indicator into the current prices of the object and multiplying by the percentage of physical depreciation.

In the first option, several important parameters will be required: the replacement cost of the house, the value of physical wear and tear; object differentiation index.

For the second method, you only need to clarify the current price of the object in the Gosstroy collection, and find out the current percentage of depreciation of the structure on the date of the independent study.

Apartment tax

The transition to the use of cadastral valuation of real estate for tax purposes has now been completed.

However, there are many objects that have not been registered with the cadastral authorities (for example, apartments privatized in the early 90s). Such objects do not have a cadastral number, but instead have conditional numbers.

In this case, the parameter “inventory value of the apartment at the house address” can be used for tax purposes.

Apartment tax based on inventory value is now calculated according to the tax rate:

• The amount is equal to or more than 1,500,000 rubles - 1.2%.
• At a rate of 500 thousand to 1.5 million rubles – 0.7%.
• If the indicator is 300 thousand and no more than 500 thousand - 0.22%.
• Up to 300,000 rubles - 0.1%.

Also, an indicator of such value is necessary to confirm the correctness of calculations for taxes of previous years, including when entering into an inheritance in relation to real estate.

This becomes most relevant when challenging the cadastral and inventory values ​​of an apartment.

Challenging the inventory value of an apartment

The amount of property tax is calculated based on the cadastral valuation indicators, which are transmitted to the tax authorities from Rosreestr.

Such data significantly exceeds the market price of housing and unreasonably leads to an overestimation of the amount of tax payable by citizens.

It is possible to challenge the cadastral and inventory values ​​used for taxation of real estate.

To do this, you need to order a report on the market valuation of the apartment from an independent professional appraiser.

This specialist will conduct research and calculate the price of the object, based on the combined values ​​of several methods (comparative, cost, analytical, etc.).

The report will also use the parameters of the cadastral and inventory assessment of the object under study. Based on the results of the assessment, the owner will receive a conclusion that can be used as evidence in court.

If the value obtained as a result of the assessment is lower than the cadastral value, it will be possible to challenge the higher price level in court.

If a court decision equates the cadastral price or inventory value of an apartment to the market value, these changes will be required to take into account not only the Rosreestr authorities, but also the tax authorities.

In this case, tax liabilities for the last billing period will be recalculated, and future tax payments will be calculated using the data specified in court.