{"id":1659,"date":"2024-09-17T18:02:27","date_gmt":"2024-09-17T15:02:27","guid":{"rendered":"https:\/\/123credit.ro\/blog\/?p=1659"},"modified":"2024-11-04T12:15:39","modified_gmt":"2024-11-04T10:15:39","slug":"de-ce-este-importanta-evaluarea-imobilului-atunci-cand-vorbim-despre-un-credit-ipotecar","status":"publish","type":"post","link":"https:\/\/123credit.ro\/blog\/de-ce-este-importanta-evaluarea-imobilului-atunci-cand-vorbim-despre-un-credit-ipotecar\/","title":{"rendered":"De ce este important\u0103 evaluarea imobilului atunci c\u00e2nd vorbim despre un credit ipotecar"},"content":{"rendered":"Timpul estimat pentru citire: <\/span> 6<\/span> minute<\/span><\/span>

Evaluarea imobilului este adesea perceput\u0103 ca un simplu pas birocratic \u00een procesul de acordare a unui credit ipotecar<\/span>. Totu\u0219i, aceast\u0103 evaluare este mult mai important\u0103, oferind informa\u021bii esen\u021biale care influen\u021beaz\u0103 at\u00e2t valoarea creditului, c\u00e2t \u0219i decizia final\u0103 a b\u0103ncii. \u00cen acest articol, vom explora \u00een detaliu ce presupune evaluarea imobilului \u0219i de ce este crucial\u0103 pentru ob\u021binerea unui credit ipotecar.<\/span><\/p>\n

Ce alte lucruri apar \u00eentr-un raport de evaluare \u00een afara valorii imobilului<\/span><\/h2>\n

Iat\u0103 c\u00e2teva exemple de lucruri care sunt importante atunci c\u00e2nd vorbim despre un raport de evaluare:<\/span><\/p>\n

1. Din ce este construit imobilul?<\/span><\/h3>\n

Cel mai evitat material de construc\u021bie este de departe chirpiciul. Evaluatorul are obliga\u021bia de a verifica din ce este construit imobilul. <\/span><\/p>\n

Constatarea se face de c\u0103tre evaluator sau reprezentantul firmei de evalu\u0103ri care se deplaseaz\u0103 la fa\u021ba locului, dar materialele din construc\u021bii pot reie\u0219i \u0219i din documenta\u021bia casei. \u00cen multe cazuri este specificat materialul de construc\u021bie in certificatul fiscal, \u00een actul de dob\u00e2ndire dar sau chiar in CF (cartea funciar\u0103). <\/span><\/p>\n

Un tip de material din ce \u00een ce mai popular \u0219i care este acceptat de tot mai multe b\u0103nci este lemnul sau orice tip de structur\u0103 u\u0219oar\u0103. <\/span><\/p>\n

Aici au un cuv\u00e2nt de spus \u0219i firmele de asigur\u0103ri, pentru c\u0103 un imobil trebuie s\u0103 fie acceptat \u0219i de c\u0103tre asigurator.<\/span><\/p>\n

2. Corespunde constatarea de la fa\u021ba locului cu proiectul sau schi\u021ba, dac\u0103 sunt modific\u0103ri aduse la imobil, exist\u0103 documenta\u021bie \u0219i\/sau afecteaz\u0103 aceste modific\u0103ri \u00een vreun fel structura imobilului?<\/span><\/h3>\n

Se \u00eent\u00e2mpl\u0103 ca evaluatorul s\u0103 constate la fa\u021ba locului c\u0103 situa\u021bia este diferit\u0103 fa\u021b\u0103 de ce apare \u00een documenta\u021bie. Exist\u0103 cazuri \u00een care peste parter mai este o mansard\u0103 care nu apare nic\u0103ieri \u00een acte, sau poate un corp cu alt\u0103 destina\u021bie dec\u00e2t cea de locuit a fost transformat \u00een spa\u021biu de locuit, sau chiar ca suprafa\u021ba s\u0103 fie mai mic\u0103 \u00een realitate dec\u00e2t \u00een acte.<\/span><\/p>\n

3. Este zona \u00een care este localizat imobilul una \u00een dezvoltare? <\/span><\/h3>\n

Pentru evaluare conteaz\u0103 foarte mult zona \u00een care se situeaz\u0103 imobilul. Iar evaluatorii sunt aten\u021bi la orice. Iat\u0103 c\u00e2teva exemple de lucruri la care este atent un evaluator:<\/span><\/p>\n

Dac\u0103 exist\u0103 utilit\u0103\u021bi trase, este asfaltat\u0103 strada. Exist\u0103 \u0219coli, gr\u0103dini\u021be, centre medicale, magazine, sta\u021bii de mijloace de transport, locuri de parcare, spa\u021bii de recreere \u0219i de divertisment? \u0218i nu doar acestea. Conteaz\u0103 chiar \u0219i planurile de viitor ale autorit\u0103\u021bilor pentru acea zon\u0103.<\/span><\/p>\n

4. Este zona \u00een care este localizat imobilul una cu o pia\u021b\u0103 imobiliar\u0103 dinamic\u0103?<\/span><\/h3>\n

Un num\u0103r mai mare de tranzac\u021bii poate indica un interes crescut pentru acea zon\u0103. Dac\u0103 vorbim doar de un num\u0103r mare de imobile scoase la v\u00e2nzare dar pentru care nu exist\u0103 cump\u0103r\u0103tori, este rezonabil s\u0103 credem c\u0103 pia\u021ba nu este foarte bun\u0103 acolo, dar tranzac\u021biile indic\u0103 \u0219i interesul cump\u0103r\u0103torilor.<\/span><\/p>\n

Metodele de evaluare<\/span><\/h2>\n

Evaluatorii au trei metode principale prin care reu\u0219esc s\u0103 determine valoarea unui imobil.<\/span><\/p>\n

1. Metoda compara\u021biei<\/span><\/h3>\n

Probabil cea mai cunoscut\u0103 \u0219i popular\u0103 metod\u0103 de evaluare a unui imobil, dat fiind c\u0103 pia\u021ba este cea care determin\u0103 pre\u021burile. Metoda compara\u021biilor presupune g\u0103sirea c\u00e2torva imobile ale c\u0103ror caracteristici s\u0103 se apropie de cele ale imobilului evaluat. Nu este cea mai u\u0219oar\u0103 sarcin\u0103, \u00een special \u00een zonele \u00een care sunt tranzac\u021bii pu\u021bine. Aceast\u0103 metod\u0103 este popular\u0103 \u0219i datorit\u0103 faptului c\u0103 to\u021bi participan\u021bii din pia\u021b\u0103, v\u00e2nz\u0103tori \u0219i cump\u0103r\u0103tori, o folosesc. <\/span><\/p>\n

2. Metoda costului<\/span><\/h3>\n

Prin aceast\u0103 metod\u0103, evaluatorul determin\u0103 c\u00e2t ar costa s\u0103 se construiasc\u0103 pe acel loc un imobil nou, identic cu imobilul existent, iar din acel cost se scade deprecierea imobilului \u0219i se adaug\u0103 valoarea terenului. <\/span><\/p>\n

3. Metoda venitului<\/span><\/h3>\n

Prin aceast\u0103 metod\u0103 se calculeaz\u0103 valoarea imobilului din prisma beneficiilor pe care le-ar putea aduce. Pe scurt, se estimeaz\u0103 cu c\u00e2t ar putea fi \u00eenchiriat acel imobil \u0219i care ar fi pre\u021bul \u021bin\u00e2nd cont de un randament pe care ar trebui s\u0103 \u00eel aib\u0103 \u0219i care s\u0103 fie la nivelul pie\u021bei.<\/span><\/p>\n

Este o foarte bun\u0103 metod\u0103 de a ne da seama dac\u0103 pre\u021burile au crescut sau au sc\u0103zut ira\u021bional de mult.<\/span><\/p>\n

Care este importan\u021ba evalu\u0103rii pentru client<\/span><\/h2>\n

Pentru client evaluarea poate avea o importan\u021b\u0103 foarte mare. Prin intermediul evalu\u0103rii poate descoperi detalii despre proprietate de care nu era con\u0219tient.<\/span><\/p>\n

Poate afla de vicii ascunse, neconcordan\u021b\u0103 \u00eentre documenta\u021bie \u0219i starea de la fa\u021ba locului sau poate afla c\u0103 pre\u021bul este prea mare. <\/span><\/p>\n

Evaluarea \u00eel poate afecta pe client atunci c\u00e2nd iese mai mic\u0103 dec\u00e2t pre\u021bul de v\u00e2nzare-cump\u0103rare deoarece banca \u021bine cont de valoarea mai mic\u0103 \u00eentre cele dou\u0103 atunci c\u00e2nd stabile\u0219te valoarea creditului. <\/span><\/p>\n

Venitul nu este singurul factor de care \u021bine cont banca atunci c\u00e2nd acord\u0103 un credit. Banca poate da cel mult 85% din valoarea imobilului la creditele ipotecare standard, indiferent de suma la care se \u00eencadreaz\u0103 clientul<\/a>.<\/span><\/p>\n

Clientul nu este afectat de acest lucru atunci c\u00e2nd de\u021bine un avans mai mare dec\u00e2t minimul cerut de banc\u0103, \u00een caz contrar fie face rost de un avans mai mare, fie aduce un codebitor<\/a>, fie va fi nevoit s\u0103-\u0219i caute un alt imobil.<\/span><\/p>\n

Ce nu accept\u0103 b\u0103ncile atunci c\u00e2nd vorbim de evalu\u0103ri<\/span><\/h2>\n

1. Imobile din chirpici<\/span><\/h3>\n

A\u0219a cum men\u021bionam \u00een r\u00e2ndurile de mai sus, b\u0103ncile refuz\u0103 s\u0103 ia \u00een garan\u021bie imobile din chirpici. Motivele sunt lesne de \u00een\u021beles.<\/span><\/p>\n

2. Suprafa\u021ba prea mic\u0103<\/span><\/h3>\n

Un alt motiv pentru care o banc\u0103 ar putea refuza o garan\u021bie este suprafa\u021ba acesteia. De\u0219i sunt b\u0103nci care nu au restric\u021bii privind suprafe\u021bele, unele au condi\u021bii clare. De exemplu, la apartamentele cu o camer\u0103, multe b\u0103nci cer ca acestea s\u0103 aib\u0103 confort 1, adic\u0103 o suprafa\u021b\u0103 de minim 24 mp. Alte b\u0103nci accept\u0103 orice suprafa\u021b\u0103 cu condi\u021bia ca imobilul s\u0103 aib\u0103 indicate \u00een schi\u021b\u0103 baia \u0219i buc\u0103t\u0103ria.<\/span><\/p>\n

3. Gradul de finisare al imobilului <\/span><\/h3>\n

\u00cen unele cazuri, la inspec\u021bie se constat\u0103 c\u0103 imobilul are un grad de finisare sub nivelul cerut de banc\u0103. Fie nu sunt gata finisajele sau, in alte cazuri nu este nici tencuit \u00een \u00eentregime.<\/span><\/p>\n

4. Utilit\u0103\u021bile func\u021bionale<\/span><\/h3>\n

Utilit\u0103\u021bile sunt un punct important pentru b\u0103nci. \u0218i aici, nivelul de acceptare difer\u0103. Unele b\u0103nci cer ca toate utilit\u0103\u021bile s\u0103 fie func\u021bionale altele accepta s\u0103 nu fie racordate sau montate toate instala\u021biile cu condi\u021bia prezent\u0103rii facturilor \u0219ii contractelor care atest\u0103 c\u0103 s-au f\u0103cut demersurile necesare.<\/span><\/p>\n

Concluzie<\/span><\/h2>\n

Evaluarea este un pas mai important dec\u00e2t am putea avea impresia la prima vedere. Informa\u021biile cuprinse sunt mult mai complexe \u0219i sunt folosite mai multe modalit\u0103\u021bi de calcul pentru a determina valoarea imobilului.<\/span><\/p>\n

Intreb\u0103ri frecvente<\/span><\/h2>\n

C\u00e2t dureaz\u0103 de obicei o evaluare?<\/span><\/h3>\n

\u00cen medie, evalu\u0103rile dureaz\u0103 3-4 zile, acest lucru depinz\u00e2nd \u0219i de complexitatea lucr\u0103rii, de num\u0103rul evalu\u0103rilor \u00een lucru dar \u0219i de loca\u021bie. De exemplu, pentru un imobil aflat la distan\u021b\u0103 mare de centrele urbane, \u00eentr-un loc \u00een care nu exist\u0103 multe tranzac\u021bii, evaluatorului \u00eei poate fi greu s\u0103 g\u0103seasc\u0103 comparabilele necesare.<\/span><\/p>\n

De ce nu a ie\u0219it evaluarea dac\u0103 eu am pl\u0103tit pentru ea?<\/span><\/h3>\n

Scopul evalu\u0103rii este acela de a determina valoarea c\u00e2t mai aproape de realitate a unui imobil. De\u0219i clientul este cel c\u0103ruia \u00eei revine responsabilitatea achit\u0103rii acestui serviciu, beneficiarul principal este banca. Banca are nevoie s\u0103 \u0219tie care este valoarea real\u0103 a imobilului pentru c\u0103 \u00ee\u0219i asum\u0103 riscuri acord\u00e2nd creditul \u0219i o evaluare gre\u0219it\u0103 poate cre\u0219te acest risc.<\/span><\/p>\n

C\u00e2t timp este valabil\u0103 o evaluare? <\/span><\/h3>\n

Evalu\u0103rile sunt valabile 6 luni, cu excep\u021bia unor schimb\u0103ri majore \u00een pia\u021b\u0103 in acest interval. Exist\u0103 perioade \u00een care pre\u021burile imobillelor se pot schimba mult \u00een acest interval de timp f\u0103c\u00e2nd ca evalu\u0103rile mai vechi de 6 luni s\u0103 nu mai fie de actualitate.<\/span><\/p>\n

Pot folosi un raport de evaluare \u00eentocmit pentru o banc\u0103 la o alt\u0103 banc\u0103?<\/span><\/h3>\n

Acest lucru depinde foarte mult dac\u0103 noua banc\u0103 a agreat acel evaluator sau dac\u0103 accept\u0103 evalu\u0103ri externe. \u00cen cele mai multe cazuri se accept\u0103 una dintre aceste variante cu solicitarea ca raportul s\u0103 fie adaptat cerin\u021belor \u0219i formatului noii b\u0103nci.<\/span><\/p>\n<\/div><\/div><\/div><\/div><\/div>\n","protected":false},"excerpt":{"rendered":"

Timpul estimat pentru citire: <\/span> 6<\/span> minute<\/span><\/span><\/p>\n","protected":false},"author":9,"featured_media":1660,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[1,54,223,53],"tags":[234],"class_list":["post-1659","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-cum-alegi-credit-ipotecar","category-credit-ipotecar","category-credite-ipotecare","category-bine-de-stiut","tag-criterii-evaluare-bancara"],"yoast_head":"\nEvaluarea imobilului atunci c\u00e2nd vorbim despre un credit ipotecar<\/title>\n<meta name=\"description\" content=\"Evaluarea imobilului joac\u0103 un rol crucial \u00een ob\u021binerea unui credit ipotecar, iar b\u0103ncile verific\u0103 aspecte esen\u021biale \u00een acest proces.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" 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