Quality ratio – price in a saturated market is the most important indicator of the development of production and the formation of solvent demand. The dynamically developing low -rise housing construction does not yet have reasonable methods for evaluating this ratio
The housing market has two main sectors – city apartments and low -rise buildings. In the first sector, an empirical system of parameters of the quality of apartments and their corresponding price ranges has developed and is actively used. In each city, especially in a large, systematically accumulates, analyzes and uses information about the most significant parameters of the quality of apartments, price dynamics, etc. D. This creates an analog statistics basic, very useful for evaluating each specific apartment and determining its real price. In other words, many similar transactions made for the sale and purchase of apartments allows you to quite quickly and reliably navigate in the situation with a specific apartment.
The main parameters of the quality of apartments include the type of house (brick, panel, monolithic, etc. p.), the floor of the location of the apartment, the area and layout of its premises, transport accessibility (for example, proximity to the metro station), the city district, etc. The level of the price of the apartment is mainly affected by the parameters of its quality, but the ratio of supply and demand (from excitement demand to lack of demand), the inflationary component, advertising activity, etc. D.
Analysis of the sector of apartments allows us to judge the current empirical and dynamic model of quality ratio – the price that has an analog statistics basis. A formalized methodology for assessing this ratio, as far as is known, is absent, which has its negative consequences.
The sector of low -rise houses is significantly different from the apartment market. Differs in two fundamental provisions. Firstly, the parameters of their quality are not comparable in many respects with the quality of the apartments. It is enough to note that for a low -rise dwelling, the size of the land plot and the exterior (architectural component) of the residential building are of great importance, which is very insignificant for the quality of the apartment. Secondly, the market of low-rise dwelling cannot operate with the data of analog statistics due to its absence and the practical impossibility of creating it. This provision has a simple explanation: low-rise dwellings are much more individualized according to architectural-construction and voluminous and planning solutions than multi-storey houses, and their territorial concentration is several orders of magnitude lower, which eliminates the objective typification of transactions in this sector of the dwelling market.
In terms of quality – price priority – in shape and in fact – belongs to the quality. With an objective assessment of this ratio and in conditions of equilibrium of supply and demand, the price is derived from the quality. When ignoring or lack of these conditions, the relationship with quality is clearly not observed, the quality ratio – the price loses its meaning, and the principles of the market are deformed. During the period of raised market relations, this situation, unfortunately, takes place. Its normalization, including on the basis of a system of objective assessment of quality and its impact on the price, is an important condition for the formation of real, civilized market relations.
The key point of this task is the justification of really significant quality parameters and methods for their evaluation. In the absence of a normative-methodical base of quality assessment, ceteris paribus, prices become free, not in the best way affecting the economy of any industries and construction.
The structural-parametric system for assessing the quality of the low-rise dwelling, developed by the company MP Dom, is based on a generally accurate verbal-household formula: it is long and convenient to live in a beautiful own house. It is not difficult to obtain the main criteria for the quality of low-rise housing from this formula: reliability and safety, comfort, architectural and artistic expressiveness of the building. Each criterion can be characterized by a certain set of specific indicators, methods of evaluating them and standards.
On this basis, it is possible to determine a unified quantitative assessment of quality, comprehensively characterizing the quality of a low -rise home. Such an assessment should be based on a single list of indicators, methods of their assessment, coordinated standards and be sure to take into account the weight (significance) of each indicator in the general comprehensive assessment of the low -rise dwelling. The latter is fundamentally important because in each case of assessing the quality of the low-rise dwelling, some parameters can be more significant for the systematic improvement of the quality of new low-rise dwellings, as well as for the analysis of the dynamics of quality ratio-price.
Owing more detailed issues of the methodology for determining the quality parameters of low -rise dwellings and their assessment, we will consider some practical examples of quantitative analysis of the quality of quality – price. The conditional information used for clarity of examples is not of fundamental importance for the essence of the analysis: its purpose is an illustration of the possibilities of this normative-methodical approach.
When assessing the regulated list of quality indicators of the same low -rise home in a particular region and the expression of its results in unified conditional units (points), a quantitative characteristic of the quality of low -rise dwelling was obtained, in the calculation of 1 sq. A meter of its total flesh equal to 500 points. At the time of this assessment, the average price is 1 kV. meters of houses of this type (level, class, etc. p., Suppose two -story brick houses in this region) amounted to $ 500. Therefore, the basic fixed value of the quality ratio – the price is 1. Naturally, in real situations, this value can be arbitrarily different from 1; The main principle of this approach is that the obtained value is fixed as a basic. All subsequent calculations and estimates should be carried out by deviations from the basic value.
Consider the options for applying a quantitative assessment of the quality ratio – the price in a number of real situations. When evaluating a one -story slag block house, a characteristic of its quality equal to 200 points was obtained. Obviously, the price of such a house, satisfying the basic value of the quality of quality – price, t. e. 1 should be about $ 200 per 1 sq. meter of its total area.
A two -story brick house, in contrast to the assessment accepted for the basic assessment, as the most common in this region, is equipped with autonomous systems of engineering equipment, has a land plot of significant sizes and a number of other differences that significantly affect the general assessment of its quality. When assessing such a house, quality of 1 kV. meters of its total area is characterized, for example, 1500 points. Accordingly, based on the basic value of the quality ratio – price, price 1 kV. meters of its total area should amount to $ 1,500.
The owner of a low -rise dwelling wants to sell it at a price, for example, $ 300 1 sq. meter. The acceptability of this price can be determined in the process of t. n. The seller’s bargaining with the buyer, which is usually practiced by the market of low -rise houses and is very common in the sector of the apartments. And if in the latter decisive argument, as a rule, there is analog statistics (such apartments are now “go” at such and such a price), then in the sector of low-rise houses such arguments are missing. And if such arguments are used, then they are very poorly justified. To determine the acceptable price of the proposed house, it is necessary to assess its quality. With the proximity of the result of this assessment to the basic value, t. e. If the quality characteristic is 1 kV. meters of the total area of this house are 300 points or slightly (no more than 10 percent) differs from it, then the declared price of the house corresponds to its quality and on its basis the purchase and sale of the house can be completed. With a more significant deviation of the characteristics of the quality of the house from the basic value, the quality ratio – the price will be unreasonably violated. Therefore, the price should be assigned in accordance with the quality of the house.
Separately, the influence of the inflationary component on the price of the home should be noted. This factor is objectively significant and it must be borne in view of the quality assessment – price – price. The inflationary component can be taken into account in the final determination of the price of a dwelling by the price correction obtained on the basis of the basic value of the quality ratio – price. Accounting for this factor is also possible with periodic clarification of the value of the quality ratio – the price accepted as bases for a certain period of time of operations in the dwelling market. This period should not be less than a year, which will avoid the influence of seasonality.
The objectivity of the definition and the correctness of the application of the quality – the price directly depends on the degree of saturation of the market and the validity of the totality of the parameters of the quality of the home. When demand clearly and many times exceeds the supply, the price “leaves” from the quality and its dynamics dictates the excitement of buyers. The same trend, but with a reverse sign, is observed with a sharp decrease in demand. An illustration can be a cottage construction near Moscow: owners of a large number of solid brick houses are waiting for customers, desperate to pay off even the costs of their construction.
One of the reasons for this situation is the initial miscalculations in the assessment of high -quality priorities of low -rise dwelling. In particular, the absence of autonomous engineering support systems for cottages (water, heat, gas, etc.) sharply reduces the parameters of the comfort of living with an increase in operating costs for maintaining the house. The investigation is a sharp decrease in price even in conditions of market saturation.
The characteristics of the quality of the home – both low -rise buildings and apartments – obtained on the basis of a single nomenclature of indicators of their quality and a pelting methodology of evaluation may also have an independent value. Such characteristics are necessary to assess the quality of the home at the stage of its design, to assess the state of the existing housing fund, to determine the promising directions of improving the consumer properties of the home, for comparative assessments of the same type of houses.
This would contribute to an objective assessment of the quality of the home and the formation of its civilized market.
Victor Kisly, cand. tech. sciences, member of the RNTO Builders and NTO Bomdrevprom