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Judetul Suceava 't':. CAMF-RA ,ir NO?A[tXE-ilH j q,j:F : PUBI i.:1,igilii SUCEr\i:,ru EXPERTIZELEPRIVIND VALOAREA DECIRCULATIE A BUNURILOR IMOBILE DIN JUDETULSUCEAVA VALABTLE,INCEPAND CU 01 ianuarie2008 Carnera Notarilor Elubliei ::.:;:. :::::j:-;;:.::li::, S u Ce a v a : ;.':!i :r \,,1r.-.,' -11.1",,i. | . ' .r 1" ,,1tt r CUPRTNS Introducere Pg1 Generalititi Pgl EIementele abo rddnlor in evaluarea p ropri etatr lo r i mobiI iare Pg2 Procedurigi tehnicide investigare Pg2 lpotezegi conditiilimitatrve Pg5 Scunedetalii tehnice Pg7 Consideatrivizand evoluha prentrilor PgB SUCEAVA- anexesh'azi Pg.l0 Apartamente Po )) Garsoniere Pg 24 Locurntecase - vile Pg 25 Spatricu destinatiidiferite Pg 26 Vlediul rural(piata specificaconnrnei Scheia, [potesli , scttLisaura) Pg.27 Medtul rurd (ercaptiecornuna Scheia. Ipotesti , scttLiscntra) Pg 28 FALTICf,NI - anexestrazi Pg.29 Apartamente Pg.32 Garsoniere Pg 34 Locuinlecase - vile - anexe- spatiicomerciale - garaje Pg.34 Mediul rural(l.ocuinle - casevile) Pg 35 Terenuri Pg.35 - Po'5 16 RADAUTI anexestrazi "" Apartarnente Pg.40 Garsoniere Pg.4t Locuintecase - vile- anexe- spatiicomerciale - gara1e Pg 42 Medrul rural "a" (Locuinte case vile. anexc, spatiu commercictl,tererurri) Pg. 43 Mediul rural "b" (l,ocuinlecttse vile. ane.rc.spatiu comntercial,terenuri) Pg. 44 Terenuri Pg.45 CAMPULUNG MOLDOVENESC - anexesh'azi Pg.46 Apartamente Pg.50 Garsoniere Pg.5l Locuinle case - vile - anexe- terenuri Pg.52 Mediul ruraI (Loctrinle cose vile. unexe.spatiu commercial. terenuri) Pg.53 Spatii comerciaie- garaje Pg.54 VATRA DORNEI - flnexestrazi Po 55 Apartamente Pg 58 Po 5Q Garsoniere -4 " Locurnfecase - vile - anexe spatricomerciale - garaje Pg.60 Mediul ruraJ.(Loctrinte case vile. anexe,spatilt commercial, terenuri) Pg 6l Terenuri Pg.62 BROSTENI (gursoniere - upurtumente - ktcuinte - cflse - vile - terenuri) Pg. 62 bif GURA HUMORULUI - anexe strazi Po 41 Aparlamente Pg.66 Garsoniere Pg 67 Locuintecase - vile - anexe- terenuri Pg. 68 Nlediul rural (Locuinte case - vile. anexe,sp(ttilt corrtnrcrcial.terenuri) Po'5 6Q-- Spaliicomerciale - gara1e Pg 70 SIRET - anexe strazi Pg 71 Locuintecase - vile - anexe- terenuri Po'5 7l' Apartamente- Garsoniere Pg. 73 SOLCA - anexe sh'azi Locuintecase - vile - zmexe- terenuri Apartamente- Garsoniere Introducere Destinatarulprezentei lucrdri este CameraNotarilor Publicidin municipiuI Suceava care, prin informa[iilegi sprijinulacordat expertul evaluator- ing,Constantin Pirvulescu a facutposibild elaborarea unui GHiDce are dreptscop stabilirea unui pre{ minim de tranzac[ionarea diverselorelemente ce formeaza proprieta{ile imobiliare in ansamblu. Competenlele,cunogtinlele gi abilitiitileexpertului evaluator se bazeazdpe Standardele Internalionale de Evaluare(lVS) gi in specialpe Standardullnternational de Practicain EvaluareGN1 -Evaluarea Proorietatilor Imobi liare. Generalititi Proprietateareprezinta unul dintre factorii majori de produc(ie.In acest context,terenul gi clddireasunt cei mai tangibilifactori de produclie. Evaluareacombind pregatirea profesional6, cunoagtereapielei gi abilitatilepentru a estimacei mai probabilprel al uneiproprietali la o anumita datd. Astdzi,acest set de abilita[icombinate se bazeazape un Standard Internalionaluniform gi robustcare oferd un etalonde referinli. ln acestecondilii se poateface o distinc(ieclara intre conceptulde proprietateimobiliari ca o entitatefizicit gi conceptulde drepturireale imobiliare,care implicddelimerea proprietalii imobiliare gi toate interesele,drepturile gi beneficiileasociate acesteia (concept legal). Valoareade piafi este ,,pre[ulcel maiprobabil" gi estedefiniia de cdtreIVS astfel: ,,Sumaestimati pentru care o proprietateva fi schimbati , l& data evaluirii , intre un cumpiritor decis 9i un vinzitor hotirit, intro tranzacfiecu pre!determinat obiectiv, dupi o activitatede marketing corespunzitoare,in carepirfife implicateau actionatin cun o$tinli de cauzi,prudent 9i firi constringeri". P F PIRVULESCUA CONSTANTN -"--' Elementeleabordirilor in evaluareaproprietitilor imobiliare Degiprelurile qi alteinforma(ii de piald,referitoere la tranzacliide proprieta{iimobiliare comparabile , pe carese bazeazdevaluarea , au in mareparte un caracteraleat0r, evaluatorii sunt solicita{i sd estimeze0 valoaresingulara qi precisd. In acestecondi{ii, este evident ca abordareastatisticd a evaluarii este necesari gi acum este gi posibilSacolo unde pia{a octo l^tt^ transparenta,evaluatorii avand acces la suficientaforla de calcur)r td pachetede programespecializate in analizlstatistica, Teoriaprobabilitdlii ofera metode de misurarea riscului. Cel mai simplueste si se calculezemedia valorii rezultate gi varia(iavalorii prin devialia standard. Prezentalucrare se bazeazape toate acesteelemente la care evaluatorula luat in calculoportunita(ile gi riscurilece deriva pe ansamblulprocedurilor abordate cu posibilitatead a fructificaorice oportunitategi de a o incorporain concluziasupra valorii. Calitateade evaluatorine obligasd determinamvalori de piatacat mai precise, dar gi cd acesteavor trebuiacum sd fie ajustatela intervalede timp regulate, Procedurisi tehnicide investigare lon e lo Prezentulghid a fost intocmitprinindde la reglementdrilervyqrv vizandcalitatea in construcliigi in spe[aLEG EA nr. 10/1995 (Legea privindcalitatea in construclii). Asatfel,art.5 din 110/1995 def ineqte in modclar cerinlele de calitateobligatorii pentru construc(ii gi anume: 1 t. Rezistenta$i stabilitatea; n z. Siguran[ain exploatare; J. Siguranlala foc; A lgind,sandtatea oamenilor, refacerea gi protec(iamediului; 6 lzola[iatermici, hidrofugi si ec0nomiede energie; n Protectiaimootriva zoomotu lui. Mdsurain careaceste cerin{e sunt satisfdcute de construclia analizatine va oferidate certe vizdnd DURABILITATEA ei , adicd durata de funclionare n0rmali in timpa principalelorelemente de constructie, fardpierdere calitdtilor necesare de exploatare,cu urmdtoarea clasificare: P F PIRVLLESCUA. CONSTANTIN Construc{iicu durabilitateridicatd(de gradul l), respectivmai marede 100ani; Construc(iicu durabilitate mijlocie(de gradul ll), respectivde 50 pana1a100 ani; a Construc[iicu durabilitate n0rmala(de gradul lll), respectivde 20 pAndla 50 ani: Rezum6nd,in analizagenerald a diverselortipuri de construc[iise voravea in cederesatisfacerea de citre acesteaa exigenfelorde naturi structuralA, funcfionali tgi economici. Eventualeleabateri de la reglementdrilelegale care pot prejudicia in special intereselecumpdrdtorilor de bunuri imobiliaresunt reglementateprin Legea114/1996 Codul Civil din Romaniaunde sunt precizateraspunderile parlilor la incherereatranzac{iilor imobiliare gi este definitVICIUL ASCUNS, iar in trei dintrearticole sunt definite aceste responsabilitati Viciuleste un defectascuns gi poatefi definit ca un defectcare este cunoscutvinzatorului gi care nu se poatedescoperi printr-o inspeclieobignuita . - la articolul1336 din CodulCivil se precizeaza'.,,Vinzdtorul raspunde cdtrecumpdrdtor pentru viciile lucrului ,, - la articolul1352 din Codul Civil :,,Vdnzitorulrdspunde cdtre cumpardtorpentru viciile ascunse de lucrulvandut,, - la articolul1313 din Codul Civil:"Vinzatorul are obligalia de a raspunde de lucrulvindut,, Fald de cele prezentate,in cazulin care existdsuspiciuni de nesatisfacerea reglementdrilorgi exigenlelorimpuse constucliilor tanzac(ionatese va solicitaintocmirea unui raport de ExpertizdTehnicd ce va evidentiapierderile de valoare cauzatede neindeplinirea condiliilorenumerate mai sus , Existeniaunor situatii0puse celor prezentatemai sus implicd expertizade evaluarea unorclSdiri gi construcliiasupra cdrora s-a intervenitin vedereaimbunati(irii exigenlelor de naturdstructurald (elementede rezistenld,inchideri perimetrale , c0mpartimentdri, acoperigetc.) Sporulde valoarerealizat prin aceste imbundtd{iri semnificative va fi eviden(iatprintr-un Raport De ExpertizdTehnicd ce va trebuisd se incadrezestrict in prevederileN0RMATIVULUI P135 99 (ghid cuprinzdndcoeficienlii de uzurdfizica normald la mijloacefixe din grupa l-construclii)elaborat de INSTITUTULNATI0NAL DE CERCETARE- P F PIR\'I,'LESCUA. CONSTANTIN Page DEZVoLTAREil,i coNSTRUCTIg I ECONOMIACONSTRUCTIILOR l.N.C.E, R.C -Bucuregti, Evidenliereasporului de valoarese va facelinand cont de ANEXA nr.45a normativuluiP135-99 care indicd PONDEREA 0RIENTATIVA A SUBANSAMBLELORCONSTITUENTE ALE MIJLOACELORFiXE DIN GRUPA1 ,,CLAOtRl,,- SUBGRUpA,,CONSTRUCTIIastfel: DENUM IREA SUBANSAMBLULUI Stru ctu ra Anvelopa Finisaje Instalalii Total de (inchider, func{ionale rezisten{acompartimentdri, inve lito a re ) Cladiride locuit Clddiri 100 pentru 17 aface ri comerciale * N0TA- spreexemplificare,in cazul unorimbundtaliri semnificativela o clddirein sensulrefacerii instala(iilor funclionale gi a finisajelor,pondereaacestora se estimeazdla aproximativ300/o din intreagaconstuc[ie , fapt ce va fi corelatcu sp0rulde valoareinregistrat ca gi costurisu plimentare de reabilitare, Lucrateaare ca bazdde referin(aclddiri din cadrul proprietiililor de tip rezidenlialgi comerciaice pot existanumai in perimetrulconstruibil al localitdlilor. Cledirileavind caracter reziden{ial s-au diferentiat asfel: . Blocurilede apartamente- amplasatein zonele intravilanale localita[ilor,cu pozilioniri pornind de la zonele ultracentralepini cele de periferie.Sunt in generalconcepute a fi grupatein cartiere,in carese gdsescAi clddiriie cuspa[ii comerciale - la parterde blocsau in cliidiriindependente. o Clidiri cu caracterrezidenlial folosite ca locuinli se regdsesc?n intravilan, localizate pe cartiere,in carefiecare dintre clddiriare gi o zoni de curte.Cartierele cu astfelde
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