If you do not think about the associated costs in advance, then the buyer can expect very unpleasant surprises
When choosing a new apartment, buyers traditionally look at its price first of all. But few people think about subsequent regular expenses. Every month you will have to fork out for housing and communal services, every year you will have to pay property tax. The more interest in the issue of cost and settlement procedure is shown during the acquisition, the calmer and more comfortable life will be after the housewarming. Elite.ru portal experts tell you how you can estimate in advance the amount of expenses for housing and communal services and taxes. The article uses data from Metrium.
We calculate utilities: housing area, location, insolation and energy efficiency
Let's start with the fact that under the “communal” usually means utilities and housing services, but this is not the same thing. The utilities include the supply of cold and hot water, electricity, gas, heating, sewerage. Tariffs are set by the state. You can estimate the costs based on the area of u200bu200bthe apartment: the larger it is, the higher the payments. Also it depends on the location. For example, in Moscow, in apartments with electric stoves, the payment for electricity at a one-part tariff is 5.66 rubles/kWh, in the Moscow region – 5.05 rubles.
Electricity consumption is affected by insolation: the worse it is, the more necessary artificial lighting becomes. The more windows, the better, and if they themselves are large, even panoramic, this is generally fine. Square-shaped rooms are better lit, while rectangular rooms are usually darkened, especially if they have a balcony. The successful orientation of the apartment to the cardinal points is also welcome. If the windows face south, then the housing is lighter, and you can turn on the lights less often. The lower the floor, the less light, especially if the yard is overgrown with large trees.
In addition, spending is lower in energy efficient homes. The higher the energy efficiency class (there are nine in total), the less heat and electricity are consumed in the house, and therefore the utility bills are also lower. Low classes are assigned to houses built before the revolution or under the USSR, higher classes are assigned to new ones. It is now forbidden to build houses with a class below B. Houses with class B, A, A + and A ++ can save up to 60% or more of resources due to excellent thermal insulation and modern equipment. The class plate can be seen on the facade of the house, and if it is being built, on the developer's website or on the Nash.dom.rf portal.
What affects housing services: district, housing class, size of the complex
There are usually no problems with utilities, unlike housing. These include the management of an apartment building, the maintenance and repair of the common property of the owners, the maintenance of elevators, the intercom, the radio point and the general television antenna, major repairs, garbage collection. It is also difficult to calculate them in advance. Costs directly depend on the company providing services, and on the method of calculating their cost. Tariffs are set by the organization itself, not by the state. If the house is still under construction, then often even the developer himself will not tell you the size of the rent. You can find out the amount of payment in similar houses of this developer, but already inhabited. Or estimate the cost approximately.
Even the prestige of the area affects the cost of services: it is more expensive in the Central Administrative District than on the outskirts. The higher the class of housing, the greater the “appetite” of the management company. The amount of expenses is associated with the use of more complex and expensive engineering equipment to maintain, the development of infrastructure, the size of the yard (the larger, the higher the cost of arrangement and maintenance), the availability of concierge service, security and video surveillance. In an elite complex, the amount of additional expenses can reach about 10-20 thousand rubles per month. You should not count on savings in club houses either: the fewer apartments, the more expenses each of them has for common house needs.
The material level of neighbors can also affect the amount of payments for an apartment. For example, in a new building, the construction of which was invested by the Gazprom company, many of its employees, that is, residents with an income above the average, settled. At general meetings, decisions were made to improve service, even to increase the salary of the concierge. For most, the costs proved to be acceptable, but tenants with a more modest budget had to pay much more each month than they expected. There are many similar cases. Sometimes it takes a few wealthy and active residents to start offers to raise money for various home improvements. It is clear that it is almost impossible to foresee such situations. But still, it is worth paying attention to those with whom you will have to live in the neighborhood.
Taxes: cadastral value
A new apartment also means paying property taxes. It is considered at the cadastral value, which should be as close as possible to the market value. But it doesn't always work out that way. Cadastral engineers evaluate housing in bulk, based on general data: the area of the apartment, the year the house was built, the material of the walls, location, infrastructure and transport accessibility. Specific characteristics that can significantly affect the price are not taken into account. In Moscow, the cadastral value is reviewed every two years. To find out the assessment, it is enough to go to the “Services” section on the Rosreestr portal, and then to the “Reference information on real estate objects online”.
In Moscow, the rate for apartments worth less than 10 million rubles is 0.1%, from 10 to 20 million rubles – 0.15%, from 20 to 50 million rubles – 0.2%, from 50 to 300 million rubles – 0.3 %. For luxury housing that costs more than 300 million rubles, 2% is applied. The rate for apartments is 0.5%. The cadastral value of 20 square meters is deducted from the taxable base. meters of housing (regardless of the number of owners). That is, you will not have to pay for an apartment less than this area. If the owner has three or more minor children, then the cost of 5 square meters is also deducted from the tax base. meters of total housing area per child.
You can't insure yourself against everything. But knowing on what basis housing and communal services and taxes are calculated, one can roughly calculate future expenses. This should become a significant factor when choosing an apartment, otherwise the cost of a communal apartment can quickly turn square meters into “golden”.
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