How to understand real estate appraisal

I. Real estate appraisal object 1. Determination of evaluation subject. It is to make clear what the evaluation object is and what the scope is. Evaluation is about the integration of land, buildings or houses, including location, area, use and structure. If the office building is evaluated, whether the equipment provided therein is included; If it is a hotel, does it include furniture? 2. Determination of the right status of the appraised object. First of all, what kind of property right should be clearly evaluated, whether it is ownership, use right or mortgage right. In China, we should pay special attention to the evaluation of the land use right obtained through paid transfer, the lease term, limited service life and remaining service life of the land use right, and whether it is complete or not. For example, whether the appraised object has established lease right, mortgage right, pawning right and easement right, etc. And how long it is. Second, the appraisal purpose of real estate can be specifically divided into buying and selling, exchange, leasing, shareholding, mortgage, pawn, insurance, taxation, requisition, demolition compensation, investment decision-making, asset verification, regional planning and analysis. Different evaluation purposes have certain influence on the selection of evaluation methods and evaluation results, so it is necessary to clarify the evaluation purpose. Define the purpose of evaluation, and determine the price types to be evaluated accordingly, such as buying and selling price, leasing price, shareholding price, mortgage price, requisition price, tax price, etc. There are corresponding precautions in the evaluation of various prices. For example, there is a big difference between mortgage price evaluation and buying and selling price evaluation. Because the security of mortgage repayment should be considered in the mortgage price evaluation, the amount should be equal to the expected price (mortgage term) of the appraisal object MINUS the disposal tax. The assessment of the collection price and taxable value is generally carried out in accordance with the relevant provisions of the state. For example, some countries and regions stipulate that the taxable value of land is evaluated by route price method; The evaluation of insurance price only refers to the value of buildings and their furniture and equipment. Three. Principle of real estate appraisal (1) principle of legality (2) principle of highest and best use (3) principle of substitution (4) principle of appraisal time. Real estate appraisal type 1. General appraisal: This kind of appraisal generally refers to that when the two parties to a transaction have different opinions or disputes, the appraisal institution will solve the differences and disputes to make them consistent, and generally does not have legal means. 2. Appraisal of real estate mortgage loan: This appraisal refers to the appraisal of the mortgaged house value when the buyers seek financial support. It must be evaluated by an evaluation agency designated by the financial department. Once the appraisal is confirmed, it has legal effect and forms a legal document, which is binding on both parties. This evaluation value is generally low. 3. Specific evaluation: This evaluation is made by the real estate transaction management department, and the transaction price of buyers and sellers is obviously lower than the market price level. In order to be fair and reasonable, two or more evaluation methods must be adopted. Once the evaluation result is confirmed, it has legal effect, and both parties to the transaction must calculate and pay taxes according to the confirmed evaluation value. Problems existing in real estate appraisal to guard against financial risks