Typology of underground real estate objects. Typology of underground real estate Typology of industrial real estate
UDC 347.214.2 M.Yu. Bezverbnaya
LBC 67.404 Irkutsk Institute (branch) VGUYu
(RPA of the Ministry of Justice of Russia) Irkutsk, the Russian Federation
ON THE QUESTION OF THE CLASSIFICATION AND TYPOLOGY OF OBJECTS
REAL ESTATE
INFORMATION ABOUT THE ARTICLE
Prologue: Law Journal / Prologue: Law Journal. -2016. -No. 4. ISSN 2313-6715. DOI: 10.21639 / 2313-6715.2016.4.4. Date of receipt: 05.11.2016.
ANNOTATION
The classification of real estate objects according to various criteria is considered, two methods of classification are presented: hierarchical and faceted. Different principles of classification are applied depending on their origin and purpose of real estate objects. Special attention is paid to residential real estate, where the author considers several typological constructions. The classification of real estate objects, which is of the greatest interest to investors, is considered.
KEYWORDS
Real estate object; real estate; typology of real estate objects.
BIBLIOGRAPHICAL DESCRIPTION
Bezverbnaya M.Yu. To the question of the classification and typology of real estate // Prologue: Law Journal / Prologue: Law Journal. -2016. -No. 4.
M. Yu. Bezverbnaya,
Irkutsk Institute (Branch), All-Russian State University of Justice, Irkutsk, the Russian Federation
TO THE ISSUE OF CLASSIFICATION AND THE TYPOLOGY OF REAL
PUBLICATION DATA
Prologue: Law Journal. - 2016. - No. 4.
ISSN 2313-6715. DOI: 10.21639 / 2313-6715.2016.4.4.
Submission date: 11/05/2016.
The article examines the classification of real estate objects on various grounds, and presents two classification methods: hierarchical and facet. Different principles of classification depending on real estate objects origin and purpose are applied. The author pays special attention to real estate objects consisting of several typological buildings. The classification viewed in the article is of great interest to investors.
real estate object; fast estate; typology of real estate objects.
BIBLIOGRAPHIC DESCRIPTION
Bezverbnaya M.Yu. To the issue of classification and the typology of real estate objects // Prologue: Law Journal. - 2016. - No. 4.
Bezverbnaya M.Yu. To the issue ofclassification and the typology of real estate objects
The classification of real estate objects according to various criteria contributes to a more successful study of objects both from an economic and legal point of view. For these purposes, different classification principles can be applied depending on their origin and purpose.
When classifying real estate, one of two existing methods is usually used: hierarchical and faceted.
Hierarchical method - sequential (by steps) division of a set of objects into subordinate groups. At each level of classification, heterogeneous groups are formed. At the same time, the depth of classification can be different and include several steps.
The definition of real estate by a hierarchical method involves the allocation of two components in its structure: natural and artificial origin. Natural (natural) objects - land plot, forests and perennial plantations, isolated water bodies and subsoil areas. These properties are referred to as "property by nature".
Artificial (man-made) objects include all objects created by man, are called "real estate by law."
Artificial objects include:
1) Residential real estate - low-rise building (up to three floors), multi-storey building (4-9 floors), high-rise building (1020 floors), high-rise building (over 20 floors). The object of residential real estate can be a condominium, an apartment, a room, a house.
2) Commercial real estate - an enterprise as a property complex, buildings and structures, garages for rent, warehouses, offices, restaurants, shops, hotels.
3) Public (special) buildings and structures - health-improving (hospitals, clinics, nursing homes, sanatoriums, sports complexes); educational (kindergartens, schools, institutes, houses of children's creativity); cultural and educational (museums, exhibition complexes, houses of culture and theaters, circuses, zoos, planetariums); special buildings and structures - administrative (police, court, prosecutor's office, authorities), monuments, memorial structures, railway stations, ports.
4) Engineering structures - ameliorative structures, integrated engineering
nerny preparation of the land plot for building.
The faceted method involves the parallel division of a set of objects into independent groups (species, subspecies). The method has the following features: the presence of only one stage of classification, the separation of many objects according to different characteristics, high information saturation.
We present the general classification of real estate objects by the facet method according to various criteria as follows:
1) By functional purpose: production and non-production real estate objects.
2) By origin: natural, artificial, combined.
3) According to the degree of readiness: put into operation, construction in progress.
4) By form of ownership: private, state, mixed.
5) By industry: industrial, construction, agricultural, housing and communal, cultural and household.
The Civil Code of the Russian Federation provides the following classification of real estate objects.
According to Art. 130 of the Civil Code of the Russian Federation, real estate (real estate, real estate) includes “separate objects”: land plots, subsoil plots, isolated water bodies; everything that is firmly connected with the land, including: forests and perennial plantations, buildings and structures, construction in progress; equated to real estate subject to state registration: air and sea vessels; inland navigation vessels; space objects.
In accordance with Art. 132 of the Civil Code of the Russian Federation, as well as in accordance with Art. one federal law RF “On state registration of rights to real estate” dated July 21, 1997 No. 122-FZ “complex objects” include: an enterprise as a whole as a property complex, including: land plots; buildings and constructions; inventory and equipment; raw materials and products; claims and debts; the right to designate an enterprise, products, works and services; intangible assets; information; other exclusive rights1.
Legislative, regulatory and methodological documents use the classi-
1 ATP "ConsultantPlus".
Bezverbnaya M.Yu. To the issue ofclassification and the typology o.real estate objects
fication of real estate various grounds: physical status, purpose, quality, location, size, types of property (accessories on the right of ownership), legal status (accessories on the right of use).
According to the physical status allocate: land plots; buildings, structures, structures; premises.
By appointment, buildings and premises are divided into residential and non-residential.
A more detailed classification of the fund of real estate objects by purpose contains the following list of types and subtypes of objects:
2) housing (residential buildings and premises);
4) industrial real estate;
5) hotels, hostels, motels represent a special class of real estate (these objects are intended for temporary, not permanent residence, as opposed to residential real estate);
6) recreational real estate is aimed at meeting the needs for recreation and restoring people's health (these are various kinds of facilities on the territory of resort areas, interest clubs (golf clubs, yacht clubs), stadiums, swimming pools and other sports and recreation complexes and entertainment complexes );
7) institutional real estate is buildings for government and municipal authorities, educational institutions, etc. objects;
8) mixed-use property is a combination of the above types of property (eg buildings with shops or offices on the ground floor and residential premises above.
Residential real estate is represented by various types of mansions, small-family apartment buildings intended for permanent residence of families or individuals. It is associated with the rental, construction and operation of the housing stock.
With regard to residential real estate, several typological constructions are possible.
Depending on the duration and nature of the use of housing:
Primary housing (place of permanent residence);
Resellers(suburban housing used during limited period time);
Temporary accommodation (intended for short-term accommodation: hotels, hostels, motels).
With regard to the conditions of large cities, it is customary to distinguish the following typological characteristics of residential buildings:
Luxury housing;
Superior housing;
Model housing;
Housing of low consumer qualities.
There is also a classification of residential real estate objects depending on the material used for the outer walls of the building:
Houses with brick walls;
Panel houses;
Mixed houses.
For investors, the following classification of real estate objects is more attractive:
1) Commercial (office) real estate can be non-residential and residential. Apartment-office options are in high demand for small companies that are just starting out. The greatest demand is for business centers located in the city center, administrative buildings, buildings of various municipal and government structures.
2) Commercial (retail) real estate is more profitable than residential. Trade includes supermarkets, shopping and entertainment centers, shops, and other premises intended for trade.
3) Warehouse real estate (large hangars, garages, warehouses on the ground floor, in the basement with an elevator, with a convenient access ramp). The best are specialized warehouses, which are built for a specific group of goods, in accordance with the required standards.
4) Industrial (industrial) real estate used for the implementation of industrial production processes. It represents industrial facilities and infrastructure, factories, combines, technology parks, warehouses, specialized offices for management personnel, etc. A special subsection of industrial real estate is agro-industrial real estate, represented by land suitable for crop and livestock farming.
Even in developed market economies not all of the listed types or subtypes of real estate are involved in the market. In the conditions of Russia today, one can speak
Bezverbnaya M.Yu. To the iesue ofclassification and the typolouy of real eslMe oOjerts
There is a fairly developed residential real estate market, especially apartments in multi-apartment residential buildings, garden plots, a commercial real estate market, primarily office real estate, an emerging industrial real estate market, and a land market in some regions.
The types and subtypes of objects involved in the market turnover are further classified by specialists according to quality (into types and subtypes), location (by districts, microdistricts, city zones, regions), sizes ( total area, number of rooms, etc.) in accordance with practical needs and the actual state of the real estate fund in a given city, in a given region.
By type of property, real estate objects are divided into:
Private (owned by citizens and legal entities established as private owners);
State (located in federal ownership, the property of the subjects of the federation);
Municipal (located in municipal ownership);
Public (owned by public associations);
Collective or mixed (being in joint or shared ownership of various subjects of ownership: private, state, municipal, public).
By legal status, real estate objects are divided, depending on the type, into those used by the owner or tenant, privatized, acquired through a sale and purchase transaction, inheritance, donation, etc.
Thus, the classification of real estate objects according to various criteria contributes to a more successful research of the real estate market and facilitates the development and application of methods for assessing the value of various categories of real estate, as well as establishing a legal regime for accounting for various real estate objects.
LIST OF USED LITERATURE
1. Vlasenko T.V. Classification of real estate objects on the market // Economics and ecology of territorial entities. - 2015. - No. 1. - S. 10-13.
2. Murzin A.D. Real estate: basics of economics, valuation and cadastre: short course. - Rostov n / D, 2013. - 216 p.
3. Perminov A.S. Real estate economics: an introduction to the course. Text of lectures. - Rostov-n / D, 2011. - 75 p.
1. Vlasenko T.V. Classification of real estate objects at the market. Ehkonomika i ehkologiya territorial "nyh obrazovanij - Economy and ecology of territorial entities. 2015. Issue 1. Pp. 10-13. (In Russ.).
2. Murzin A.D. Real Estate: the basics of economics, assessment and cadastre: a short course. Rostov-on-Don, 2013. 216 p. (In Russ.).
3. Perminov A.S. Economics of real estate: an introduction to the course. Rostov-on-Don, 2011. 75 p. (In Russ.).
Bezverbnaya Marina Yurievna (Irkutsk) - Candidate of Economic Sciences, Associate Professor, Associate Professor of the Department of State and Municipal Administration and Entrepreneurial Law of the Irkutsk Institute (branch) of the All-Russian state university of Justice (RPA of the Ministry of Justice of Russia), (664011, Irkutsk, Nekrasov St., 4, e-mail: [email protected]).
INFORMATION ABOUT THE AUTHOR
Bezverbnaya, Marina Yurievna (Irkutsk) - Ph.D. in Economics, Ass. Professor, Department of State Municipal Management and Business Law, Irkutsk Institute (Branch), All-Russian State University of Justice (Nekrasov st., 4, Irkutsk, 664011, e-mail: [email protected]).
Bezverbnaya M.Yu. To the issue ofclassification and Hie typology of real estate objects
Section 1. Residential buildings
Topic 1.1 Classification of residential buildings
1.1.1 Main criteria for classifying a dwelling
1.1.2 Requirements for dwellings
1.1.3 Structural and building systems
Topic 1.2 Low-rise residential buildings
1.2.1 Single-family residential buildings
1.2.2 Blocked residential buildings
Topic 1.3 Apartment buildings
1.3.1 Apartment, its composition
1.3.2 Apartment typology
1.3.3 Residential houses of sectional type
1.3.4 Corridor houses
1.3.5 Gallery houses
1.3.6 Houses of corridor-sectional type
Topic 1.4 Specialized and special houses
1.4.1 Dormitories
1.4.2 Hotels
1.4.3 Residential homes for the elderly
1.4.4 Noise-, wind-, dust-proof houses
1.4.5 Energy saving systems
Section 2. Public buildings
Topic 2.1 Classification of public buildings
2.1.1 Classification features
2.1.2 Types of premises
2.1.3 Technical and economic indicators
Topic 2.2 Public buildings for everyday use
2.2.1 Buildings of educational institutions
2.2.2 Health care facilities
Topic 2.3 Public buildings of periodic use
2.3.1 Enterprises Catering
2.3.2 Public service establishments
2.3.3 Trade buildings
2.3.4 Administrative buildings
Topic 2.4 Occasional public buildings
2.4.1 Spectacular buildings
2.4.2 Sports facilities
2.4.3 Transport facilities
Lecture plan
Lecture 1. Classification of residential buildings
Basic criteria for classifying a dwelling
Housing requirements
Lecture 2. Structural and building systems of residential buildings
Characteristics of the main CS
Types of combined CS
Structural schemes of residential buildings
Types of building systems
Lecture 3
Types of single-family houses
The principle of the functional planning organization of the dwelling
Typological features of one- and two-story residential buildings. Blocked houses
Semi-detached houses
Blocked apartment buildings. Their typological features.
Lecture 4
The apartment and its composition
Apartment classification
TEP apartment
Transformation of apartment premises
Vertical communications of residential buildings
Lecture 5
Multi-section residential buildings. Their typological features
Types of block sections
One-section residential buildings. Their typological features
Lecture 6
Corridor houses
Gallery houses
Houses of corridor - sectional type
Lecture 7
Types of hostels
The structure of the architectural and planning organization of the hostel
Hotel types
Characteristics of the main functional groups of premises
Nursing Homes for the Elderly
Lecture 8
Soundproof houses
Wind-, dustproof houses
energy efficient houses
Lecture 9
Types of groups of premises of public buildings
TEP of public buildings
Educational institutions
Kindergartens. Classification and characteristics of groups of premises
Buildings of medical institutions
Lecture 10
Types of catering buildings
Characteristics of functional groups of premises
The same trade buildings
The same consumer service enterprises
Lecture 11
Spectacular buildings. Species and typological features
Sports buildings and facilities
Species and typological features
Buildings and transport facilities
Bus stations. Species and typological features
The same railway stations
The same airports
Ministry Agriculture RF
Federal State Educational Institution
higher professional education
"Altai State Agrarian University"
Faculty of Land Management and Cadastres / Real Estate Cadastre
Test
in the discipline "Typology of real estate objects"
Carried out by Anna Vladimirovna Karavaeva
Barnaul 2013
Introduction
There are a great many real estate objects and they are all different and heterogeneous, it is necessary to classify them according to certain criteria. Consider such a concept as typology. Typology is a scientific classification of objects or phenomena according to the commonality of any signs. The study of the discipline "Typology of real estate objects" involves the acquisition of theoretical knowledge and practical skills in the classification of real estate objects.
For the first time, the term "immovable and movable property" appeared in the legislation of the Russian Empire in the Decree of Peter the Great of March 23, 1714 "On the order of inheritance in movable and immovable property", replacing the existing various concepts that regulated legal status land and buildings. In the Code of Laws of the Russian Empire not movable property land and all kinds of lands, houses, factories, factories, shops, all kinds of buildings and empty courtyards were recognized, as well as railways. Movable property meant all kinds of seagoing and river vessels, books, manuscripts, paintings, carriages, agricultural tools, as well as everything that was extracted from the earth.
Classification of real estate objects
The classification of real estate objects according to various criteria (criteria) contributes to a more successful study of objects. For these purposes, different classification principles can be applied depending on their origin and purpose. However, the definition of real estate involves the allocation of two components in its structure (Fig. 1.1):
Rice. 1.1. Enlarged classification of real estate objects
1. Natural (natural) objects - land, forest and perennial plantations, isolated water bodies and subsoil plots. These properties are also referred to as “real estate by nature”.
2. Artificial objects (buildings):
a) residential real estate - a low-rise building (up to three floors), a multi-storey building (from 4 to 9 floors), a high-rise building (from 10 to 20 floors), a high-rise building (over 20 floors). The object of residential real estate can also be a condominium, a section (entrance), a floor in an entrance, an apartment, a room, a country house;
b) commercial real estate - offices, restaurants, shops, hotels, garages for rent, warehouses, buildings and structures, enterprises as a property complex;
c) public (special) buildings and structures.
Medical and recreational (hospitals, clinics, nursing homes and children's homes, sanatoriums, sports complexes, etc.);
Educational (kindergartens and nurseries, schools, colleges, technical schools, institutes, children's art houses, etc.);
Cultural and educational (museums, exhibition complexes, parks of culture and recreation, houses of culture and theaters, circuses, planetariums, zoos, botanical gardens, etc.);
Special buildings and structures - administrative (police, court, prosecutor's office, authorities), monuments, memorial structures, railway stations, ports, etc.;
d) engineering structures - ameliorative structures and drainage, complex engineering preparation of a land plot for building, etc.
Each of these groups can be further disaggregated based on different typological criteria.
Man-made objects have been called "property by law", but this category of real estate is based on "property by nature".
Man-made objects may be fully built and ready for operation, may require reconstruction or overhaul, and also refers to unfinished construction projects.
Land plots can be divisible and indivisible. A plot is called divisible when it can be divided into parts and form independent land plots with permission for the intended use. In accordance with the law, the division of urban land, farm land, etc. is not allowed.
Land Fund in the Russian Federation, according to economic purposes, it is divided into seven categories of land:
1. Agricultural land has a special legal status in the real estate market and is used:
For agricultural production (arable land, hayfields, pastures, fallow lands, perennial plantations, virgin lands and other lands);
For personal subsidiary farming;
For collective gardening and horticulture;
For auxiliary agricultural production;
For experimental and scientific stations.
The transfer of land from this category to another is carried out only by decision of the subject of the Federation. Especially valuable lands are not subject to privatization.
2. Lands of cities and settlements occupy 4% of the country. These lands house residential buildings and socio-cultural institutions, as well as streets, parks, squares, environmental structures; industrial, transport, energy, defense facilities and agricultural production can be located. This category of land provides 86% of income in consolidated budget from all payments for land use and can only be used in accordance with the general plans and projects.
3. Lands of industry, transport, communications, television, informatics and space support, energy, defense and other purposes. They have a special mode of use.
4. The lands of specially protected territories include nature reserves; green zones of cities, rest houses, camp sites; monuments of nature, history and culture; mineral waters and therapeutic mud, botanical gardens, etc. This category of land is intended for the improvement of people, mass recreation and tourism, as well as for historical and cultural education and aesthetic enjoyment. Such lands are protected by special legislation, and economic activity are prohibited on them.
5. Lands of the Forest Fund are fully defined legal regime forests growing on them. This category of land includes land covered with forests and provided for the needs of forestry and local industry.
6. Lands of the water fund. These are lands occupied by reservoirs, glaciers, swamps (except for the tundra and forest-tundra), hydraulic structures and their right of way.
7. Reserve lands serve as a reserve and are allocated for various purposes.
Sale of land plots, as well as their allocation for entrepreneurial activity and transfer from one category to another is carried out in accordance with the laws of the Russian Federation and the subjects of the Federation.
A land plot in circulation is used to generate income, including through leasing, contributing to the share capital, as security for collateral, etc.
With regard to residential real estate, several typological constructions are possible. For example, depending on the duration and nature of the use of housing:
Primary housing - a place of permanent residence;
Secondary housing - suburban housing, used for a limited period of time;
Tertiary housing - designed for short-term residence (hotels, motels, etc.).
In relation to the conditions of large cities, it is customary to distinguish the following typological characteristics:
1. Luxury housing.
It has the following basic requirements:
accommodation in the most prestigious areas of the city;
* belonging to the "old" fund (in the presence of a major overhaul and reconstruction) or to the "Stalinist" fund;
* brick walls;
* the total area of apartments is not less than 70 sq. m.;
* the presence of isolated rooms in a configuration close to a square, and a large kitchen (with an area of at least 15 sq.m.);
* the presence of a guarded entrance, an underground or nearby garage, etc.
Low-rise cottage-type houses that are part of the elite are characterized by such consumer requirements as:
* brick walls;
* building on two or more levels;
* Availability of household and engineering services.
2. Housing of superior comfort. Consumer demand for housing of this type implies the presence of the following main characteristics:
* the possibility of accommodation in various (not only the most prestigious) areas of the city;
* some reduction in the requirements for the area of rooms and kitchens to 12 and 8 square meters. m (respectively);
* the presence of a living room with an area of at least 17 square meters. m.;
* greater variety of design and technological parameters.
With regard to low-rise buildings located in a suburban area, the main characteristics are high strength, durability and low thermal conductivity of the walls, as well as the availability of engineering networks.
3. Typical housing. It is typical for him:
* accommodation in any area of the city;
* compliance of architectural and planning parameters with modern building codes and regulations;
* in terms of design and technological parameters, belonging to the houses of the second generation of industrial housing construction and modern ones.
For low-rise suburban development, not only technical characteristics are the most significant, but also the availability of basic social facilities.
4. Housing of low consumer qualities
Based on the conditions of consumer demand, which is formed under the influence of the solvency factor, the requirements for this type of housing are very small:
* accommodation in non-prestigious areas;
* remoteness from the main transport communications;
* Belonging to such constructive and technological types as buildings of the "old" fund, not subjected to capital and repair and construction work, and houses of the first generation of industrial housing construction;
* accommodation in the first floors of houses of other types;
* underestimated architectural and planning characteristics, etc.
The considered classification takes into account the preferences of the target groups of residential consumers and their level of solvency (marketing approach). However, residential real estate can also be distributed on the basis of urban planning guidelines.
There is also a classification of residential real estate objects depending on the material used for the outer walls of the building:
Houses with brick walls;
Panel houses;
Monolithic houses;
Wooden houses;
Mixed houses.
A separate niche is occupied by suburban real estate due to the small volume of transactions and their specificity. Mostly secondary housing is presented here.
Many factors influence supply and demand in this sector of the market. In addition to the usual priorities when buying residential real estate, personal predilections for location, time of year, social homogeneity of neighbors are of great importance. Buyers pay great attention to the availability of the fullest possible range of communications (autonomous systems of heat and water supply). Preference is given to objects made of brick or wood. A plot of at least 10 acres is considered as a mandatory attribute for a suburban real estate object.
The signs of classification of residential real estate, which served as the basis for the grouping, are different, as are their motivations, preferences, and conditions of solvency. It is not possible to use a single typological criterion that integrates the influence of all factors. Therefore, in practice, several criteria are used to give a reasonable idea of the property.
Commercial real estate in Russia began to form only with the beginning of the privatization of enterprises. The commercial real estate sector is much smaller than the residential sector, and therefore there are correspondingly fewer transactions, although commercial real estate is the most attractive all over the world. It should be noted that in this sector the predominant form of transactions is rent.
Commercial real estate can be divided into income-generating - actually commercial real estate and creating conditions for its extraction - industrial (industrial) real estate.
Income-generating properties include:
1. Office space. When classifying office space in each region, municipality Various factors are taken into account according to which the premises belong to a particular class. This can be the location, the quality of the building (the level of finishing, the condition of the facade, the main entrance, the availability of elevators), the quality of management ( Management Company, Availability additional services for tenants), etc.
In international practice, the following classification is used:
1. International developer.
2. Central location, easy access.
3. Completely rebuilt building.
4. The microclimate is controlled by pi unified system ventilation, heating and four-pipe air conditioning system.
5. Open space layout according to the shell-and-cog standard:
Raised floors and false ceilings,
Height from floor to floor of the next floor 3.6 m,
Rational effective grid of columns - the distance between them is not less than 6 m.
6. Underground parking and convenient access.
7. Uninterruptible power supply system.
8. Modern building security systems.
11. International management company.
2. Completely reconstructed in the 90s. building.
3. Fully controlled indoor climate.
4. Open space layout according to the "shell-and-cog" standard.
5. Sufficient parking and easy access.
6. Uninterruptible power supply system.
7. Modern building security systems.
8. Professional landlord.
9. Properly executed documentation for the ownership of the building.
10. International management company.
1. Central location, easy access.
2. Reconstructed building.
3. Autonomous heat supply and supply air pre-cooling system.
4. Efficient layout floors in the form of office blocks.
5. High-quality repair "Eurostandard".
6. Sufficient parking and easy access.
7. Modern elevators.
8. 24 hour security.
9. Professional landlord.
10. Properly executed documentation for the ownership of the building.
11. Professional management company.
2. Renovated building.
3. Efficient floor plan in the form of office blocks.
4. High-quality repair "European standard".
5. Not very convenient access is possible.
6. 24 hour security.
7. Professional landlord.
real estate land residential commercial
8. Properly executed documentation for the ownership of the building.
9. Professional management company.
1. Central location.
2. Cosmetically renovated building.
3. Efficient floor planning.
4. High-quality repair.
5. 24 hour security.
6. Experienced landlord.
7. Properly executed documentation for the ownership of the building.
8. Presence of a management structure in the building.
2. The project originated from the conversion of a former institute or office building.
3. Different condition of the premises: from Soviet-type renovation to a modern stylish interior.
4. 24 hour security.
5. Properly executed documentation for the ownership of the building.
6. Presence of a management structure in the building.
1. Different location.
2. Not very convenient access.
3. The project originated from the conversion of a former institute or office building.
4. Cheap repairs.
5. Security.
6. Properly executed documentation for the ownership of the building.
7. Absence of a management structure in the building.
In different regions of Russia, this classification may not coincide.
Among the factors that influence the attractiveness of office centers built near industrial enterprises or on their territory (class D), we can distinguish:
2. Parking garages (car parks) as commercial real estate are practically not developed in the country, although there are prospects. After all, for every thousand inhabitants, in accordance with the norms, about 150 parking spaces are required.
3. Shops and malls. As the experience of large European cities has shown, good conditions for the location of multifunctional shopping centers (MTC) are: the intersection of major highways, close proximity to metro stations and bus stops land transport. Most often, such centers are located in "sleeping" areas, or outside the city, in fact, in a wasteland, near a major highway. So, for example, the number of parking spaces, availability and parameters of recreation and entertainment areas, related household services etc.
It should not be considered that the development of multifunctional shopping centers is an invention of the West. It is well known that the considered tradition of the development of large retail premises, passages, courtyards, where “every” visitor could buy everything his heart desires, in accordance with his needs and income, where he could come “to see others and show himself”, is going away. rooted in the past.
The regions of the country are in different economic conditions and develop according to their own complex laws, therefore, in modern Russia the process of emergence of new or modernization of old shopping centers is heterogeneous. Moscow is the leader in this process, as a world metropolis, existing in comparison with other cities of Russia in the most favored investment regime.
4. Industrial (industrial) real estate in Russia is in the initial stage of development, although in Lately for the bulk of privatization objects, the owner is determined. Before concluding a deal, it is necessary to conduct a comprehensive analysis of title documents to make sure that the seller's rights to the proposed object are indisputable, the possibility of its legal alienation and the rights of the new owner to use this object for its intended purpose. As the process of forming a real owner develops, the volume of transactions in this area will increase. But this is one side of the issue. On the other hand, in almost every city in the country one can observe empty buildings and factories of 5-8 floors with dilapidated and (or) unusable engineering networks and broken windows. They stand and do not find an effective owner. Why? There are several reasons:
1. Industrial building 60 - 80 years. does not meet the requirements of modern technologies, and reconstruction requires large capital investments.
2. Currently, the main consumer of industrial real estate is small businesses that require certain specific properties for their development: high capacities, the presence of railway access roads, one-story and preferably detached buildings with autonomous communications.
3. As a rule, the requirements of potential tenants are overstated and do not correspond to the proposed industrial facilities.
4. Owners of industrial real estate offer properties in a deplorable state to the market, and at the same time set inflated prices.
5. More or less complete and accurate information about industrial real estate, its legal status, size, condition, etc. missing.
All this gives the industrial real estate market a spontaneous and unpredictable character.
Real estate objects used for conducting a certain business. Usually sold together with the business (specialized real estate);
Non-specialized real estate - ordinary buildings - shops, offices, factories, warehouses, which are usually sold or rented out.
Bibliography
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3. Federal Law "On the State Cadastre of Real Estate" No. 221 dated July 24, 2007
4. Federal Law “On the transfer of land or land plots from one category to another” No. 172 of December 21, 2004
5. Federal Law "On approval of the forms of applications for state cadastral registration of real estate" No. 34 dated February 20, 2008
6. Federal Law "On approval of the forms of cadastral passports of a building, structure, object of construction in progress, premises, land plot" No. 32 dated February 18, 2008
7. Ministerial regulations approved by the order of the Ministry of Economic Development dated April 26, 2007, No. 146 " federal agency cadastre of real estate objects by execution state function"Maintaining state technical accounting of capital construction projects".
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Introduction
There are a great many real estate objects and they are all different and heterogeneous, it is necessary to classify them according to certain criteria. Consider such a concept as typology. Typology is a scientific classification of objects or phenomena according to the commonality of any signs. The study of the discipline "Typology of real estate objects" involves the acquisition of theoretical knowledge and practical skills in the classification of real estate objects.
For the first time, the term "immovable and movable property" appeared in the legislation of the Russian Empire in the Decree of Peter the Great of March 23, 1714 "On the order of inheritance in movable and immovable property", replacing the existing various concepts that regulated the legal status of land plots and buildings. In the Code of Laws of the Russian Empire, land and all kinds of land, houses, factories, factories, shops, all kinds of buildings and empty courtyards, as well as railways were recognized as real estate. Movable property meant all kinds of seagoing and river vessels, books, manuscripts, paintings, carriages, agricultural tools, as well as everything that was extracted from the earth.
Classification of real estate objects
The classification of real estate objects according to various criteria (criteria) contributes to a more successful study of objects. For these purposes, different classification principles can be applied depending on their origin and purpose. However, the definition of real estate involves the allocation of two components in its structure (Fig. 1.1):
Rice. 1.1.
1. Natural (natural) objects - land, forest and perennial plantations, isolated water bodies and subsoil plots. These properties are also referred to as “real estate by nature”.
2. Artificial objects (buildings):
a) residential real estate - a low-rise building (up to three floors), a multi-storey building (from 4 to 9 floors), a high-rise building (from 10 to 20 floors), a high-rise building (over 20 floors). The object of residential real estate can also be a condominium, a section (entrance), a floor in an entrance, an apartment, a room, a country house;
b) commercial real estate - offices, restaurants, shops, hotels, garages for rent, warehouses, buildings and structures, enterprises as a property complex;
c) public (special) buildings and structures.
Medical and recreational (hospitals, clinics, nursing homes and children's homes, sanatoriums, sports complexes, etc.);
Educational (kindergartens and nurseries, schools, colleges, technical schools, institutes, children's art houses, etc.);
Cultural and educational (museums, exhibition complexes, parks of culture and recreation, houses of culture and theaters, circuses, planetariums, zoos, botanical gardens, etc.);
Special buildings and structures - administrative (police, court, prosecutor's office, authorities), monuments, memorial structures, railway stations, ports, etc.;
d) engineering structures - ameliorative structures and drainage, complex engineering preparation of a land plot for building, etc.
Each of these groups can be further disaggregated based on different typological criteria.
Man-made objects have been called "property by law", but this category of real estate is based on "property by nature".
Man-made objects may be fully built and ready for operation, may require reconstruction or major repairs, and also refers to unfinished construction projects.
Land plots can be divisible and indivisible. A plot is called divisible when it can be divided into parts and form independent land plots with permission for the intended use. In accordance with the law, the division of urban land, farm land, etc. is not allowed.
The land fund in the Russian Federation for economic purposes is divided into seven categories of land:
1. Agricultural land has a special legal status in the real estate market and is used:
For agricultural production (arable land, hayfields, pastures, fallow lands, perennial plantations, virgin lands and other lands);
For personal subsidiary farming;
For collective gardening and horticulture;
For auxiliary agricultural production;
For experimental and scientific stations.
The transfer of land from this category to another is carried out only by decision of the subject of the Federation. Especially valuable lands are not subject to privatization.
2. The lands of cities and towns occupy 4% of the country's territory. These lands house residential buildings and socio-cultural institutions, as well as streets, parks, squares, environmental structures; industrial, transport, energy, defense facilities and agricultural production can be located. This category of land provides 86% of the revenues to the consolidated budget from all payments for land use and can only be used in accordance with general plans and projects.
3. Lands of industry, transport, communications, television, informatics and space support, energy, defense and other purposes. They have a special mode of use.
4. The lands of specially protected territories include nature reserves; green zones of cities, rest houses, camp sites; monuments of nature, history and culture; mineral waters and therapeutic mud, botanical gardens, etc. This category of land is intended for the improvement of people, mass recreation and tourism, as well as for historical and cultural education and aesthetic enjoyment. Such lands are protected by special legislation, and economic activity is prohibited on them.
5. Lands of the forest fund are completely determined by the legal regime of forests growing on them. This category of land includes land covered with forests and provided for the needs of forestry and local industry.
6. Lands of the water fund. These are lands occupied by reservoirs, glaciers, swamps (except for the tundra and forest-tundra), hydraulic structures and their right of way.
7. Reserve lands serve as a reserve and are allocated for various purposes.
The sale of land plots, as well as their allocation for entrepreneurial activity and transfer from one category to another, is carried out in accordance with the laws of the Russian Federation and the subjects of the Federation.
A land plot in circulation is used to generate income, including through leasing, contributing to the share capital, as security for collateral, etc.
With regard to residential real estate, several typological constructions are possible. For example, depending on the duration and nature of the use of housing:
Primary housing - a place of permanent residence;
Secondary housing - suburban housing, used for a limited period of time;
Tertiary housing - designed for short-term residence (hotels, motels, etc.).
In relation to the conditions of large cities, it is customary to distinguish the following typological characteristics:
1. Luxury housing.
It has the following basic requirements:
accommodation in the most prestigious areas of the city;
* belonging to the "old" fund (in the presence of a major overhaul and reconstruction) or to the "Stalinist" fund;
* brick walls;
* the total area of apartments is not less than 70 sq. m.;
* the presence of isolated rooms in a configuration close to a square, and a large kitchen (with an area of at least 15 sq.m.);
* the presence of a guarded entrance, an underground or nearby garage, etc.
Low-rise cottage-type houses that are part of the elite are characterized by such consumer requirements as:
* brick walls;
* building on two or more levels;
* Availability of household and engineering services.
2. Housing of superior comfort. Consumer demand for housing of this type implies the presence of the following main characteristics:
* the possibility of accommodation in various (not only the most prestigious) areas of the city;
* some reduction in the requirements for the area of rooms and kitchens to 12 and 8 square meters. m (respectively);
* the presence of a living room with an area of at least 17 square meters. m.;
* greater variety of design and technological parameters.
With regard to low-rise buildings located in a suburban area, the main characteristics are high strength, durability and low thermal conductivity of the walls, as well as the availability of engineering networks.
3. Typical housing. It is typical for him:
* accommodation in any area of the city;
* compliance of architectural and planning parameters with modern building codes and regulations;
* in terms of design and technological parameters, belonging to the houses of the second generation of industrial housing construction and modern ones.
For low-rise suburban development, not only technical characteristics are the most significant, but also the availability of basic social facilities.
4. Housing of low consumer qualities
Based on the conditions of consumer demand, which is formed under the influence of the solvency factor, the requirements for this type of housing are very small:
* accommodation in non-prestigious areas;
* remoteness from the main transport communications;
* Belonging to such constructive and technological types as buildings of the "old" fund, not subjected to capital and repair and construction work, and houses of the first generation of industrial housing construction;
* accommodation in the first floors of houses of other types;
* underestimated architectural and planning characteristics, etc.
The considered classification takes into account the preferences of the target groups of residential consumers and their level of solvency (marketing approach). However, residential real estate can also be distributed on the basis of urban planning guidelines.
There is also a classification of residential real estate objects depending on the material used for the outer walls of the building:
Houses with brick walls;
Panel houses;
Monolithic houses;
Wooden houses;
Mixed houses.
A separate niche is occupied by suburban real estate due to the small volume of transactions and their specificity. Mostly secondary housing is presented here.
Many factors influence supply and demand in this sector of the market. In addition to the usual priorities when buying residential real estate, personal predilections for location, time of year, social homogeneity of neighbors are of great importance. Buyers pay great attention to the availability of the fullest possible range of communications (autonomous systems of heat and water supply). Preference is given to objects made of brick or wood. A plot of at least 10 acres is considered as a mandatory attribute for a suburban real estate object.
The signs of classification of residential real estate, which served as the basis for the grouping, are different, as are their motivations, preferences, and conditions of solvency. It is not possible to use a single typological criterion that integrates the influence of all factors. Therefore, in practice, several criteria are used to give a reasonable idea of the property.
Commercial real estate in Russia began to form only with the beginning of the privatization of enterprises. The commercial real estate sector is much smaller than the residential sector, and therefore there are correspondingly fewer transactions, although commercial real estate is the most attractive all over the world. It should be noted that in this sector the predominant form of transactions is rent.
Commercial real estate can be divided into income-generating - actually commercial real estate and creating conditions for its extraction - industrial (industrial) real estate.
Income-generating properties include:
1. Office space. When classifying office premises in each region, municipality, various factors are taken into account, according to which the premises belong to a particular class. This can be the location, the quality of the building (the level of finishing, the state of the facade, the central entrance, the availability of elevators), the quality of management (the management company, the availability of additional services for tenants), etc.
In international practice, the following classification is used:
1. International developer.
2. Central location, easy access.
3. Completely rebuilt building.
4. The microclimate is controlled by a single system of ventilation, heating and a four-pipe air conditioning system.
5. Open space layout according to the shell-and-cog standard:
Raised floors and false ceilings,
Height from floor to floor of the next floor 3.6 m,
Rational effective grid of columns - the distance between them is not less than 6 m.
6. Underground parking and easy access.
7. Uninterruptible power supply system.
8. Modern building security systems.
11. International management company.
2. Completely reconstructed in the 90s. building.
3. Fully controlled indoor climate.
4. Open space layout according to the "shell-and-cog" standard.
5. Sufficient parking and easy access.
6. Uninterruptible power supply system.
7. Modern building security systems.
8. Professional landlord.
9. Properly executed documentation for the ownership of the building.
10. International management company.
1. Central location, easy access.
2. Reconstructed building.
3. Autonomous heat supply and supply air pre-cooling system.
4. Effective floor planning in the form of office blocks.
5. High-quality repair "Eurostandard".
6. Sufficient parking and easy access.
7. Modern elevators.
8. 24 hour security.
9. Professional landlord.
10. Properly executed documentation for the ownership of the building.
11. Professional management company.
2. Renovated building.
3. Efficient floor plan in the form of office blocks.
4. High-quality repair "European standard".
5. Not very convenient access is possible.
6. 24 hour security.
7. Professional landlord.
real estate land residential commercial
8. Properly executed documentation for the ownership of the building.
9. Professional management company.
1. Central location.
2. Cosmetically renovated building.
3. Efficient floor planning.
4. High-quality repair.
5. 24 hour security.
6. Experienced landlord.
7. Properly executed documentation for the ownership of the building.
8. Presence of a management structure in the building.
2. The project originated from the conversion of a former institute or office building.
3. Different condition of the premises: from Soviet-type renovation to a modern stylish interior.
4. 24 hour security.
5. Properly executed documentation for the ownership of the building.
6. Presence of a management structure in the building.
1. Different location.
2. Not very convenient access.
3. The project originated from the conversion of a former institute or office building.
4. Cheap repairs.
5. Security.
6. Properly executed documentation for the ownership of the building.
7. Absence of a management structure in the building.
In different regions of Russia, this classification may not coincide.
Among the factors that affect the attractiveness of office centers created near industrial enterprises or on their territory (class D), we can distinguish:
2. Parking garages (car parks) as commercial real estate are practically not developed in the country, although there are prospects. After all, for every thousand inhabitants, in accordance with the norms, about 150 parking spaces are required.
3. Shops and malls. As the experience of major European cities has shown, good conditions for the location of multifunctional shopping centers (MTCs) are: the intersection of major highways, close proximity to metro stations and ground transport stops. Most often, such centers are located in "sleeping" areas, or outside the city, in fact, in a wasteland, near a major highway. So, for example, the number of parking spaces, the availability and parameters of recreation and entertainment areas, related household services, etc. will be different.
It should not be considered that the development of multifunctional shopping centers is an invention of the West. It is well known that the considered tradition of the development of large retail premises, passages, courtyards, where “every” visitor could buy everything his heart desires, in accordance with his needs and income, where he could come “to see others and show himself”, is going away. rooted in the past.
The regions of the country are in different economic conditions and develop according to their own complex laws, therefore, in modern Russia, the process of the emergence of new or the modernization of old shopping centers is not uniform. Moscow is the leader in this process, as a world metropolis, existing in comparison with other cities of Russia in the most favored investment regime.
4. Industrial (industrial) real estate in Russia is at the initial stage of development, although recently the majority of privatization objects are being determined by the owner. Before concluding a deal, it is necessary to conduct a comprehensive analysis of title documents to make sure that the seller's rights to the proposed object are indisputable, the possibility of its legal alienation and the rights of the new owner to use this object for its intended purpose. As the process of forming a real owner develops, the volume of transactions in this area will increase. But this is one side of the issue. On the other hand, in almost every city in the country one can observe empty buildings and factories of 5-8 floors with dilapidated and (or) unusable engineering networks and broken windows. They stand and do not find an effective owner. Why? There are several reasons:
1. Industrial building 60 - 80 years. does not meet the requirements of modern technologies, and reconstruction requires large capital investments.
2. Currently, the main consumer of industrial real estate is small businesses that require certain specific properties for their development: high capacities, the presence of railway access roads, one-story and preferably detached buildings with autonomous communications.
3. As a rule, the requirements of potential tenants are overstated and do not correspond to the proposed industrial facilities.
4. Owners of industrial real estate offer properties in a deplorable state to the market, and at the same time set inflated prices.
5. More or less complete and accurate information about industrial real estate, its legal status, size, condition, etc. missing.
All this gives the industrial real estate market a spontaneous and unpredictable character.
Real estate objects used for conducting a certain business. Usually sold together with the business (specialized real estate);
Non-specialized real estate - ordinary buildings - shops, offices, factories, warehouses, which are usually sold or rented out.
Issues Typology of civil buildings The concept and purpose of residential buildings. Residential houses of manor type Blocked and sectional residential houses Residential houses of corridor and gallery types Special and specialized houses
Low-rise (up to 3 floors) Medium-rise (4-5 floors) High-rise (6-9 floors) Multi-storey (10-25 floors) High-rise (more than 25 floors) Figure - Classification of civil buildings by number of floors
Figure - Classification of floors of civil buildings above ground when the floor level of the premises is not lower than the planning ground level basement (semi-basement) when the floor level of the premises is below the planning ground level, but not more than half the height of the premises basement when the floor level of the premises is lower than the planning ground level by more than half room height attic when the premises are located in the volume of the attic
the main ones correspond to the main functions of the building the auxiliary ones are designed to provide the main functions of the building, but do not define them the servicers increase comfort and sanitary conditions, but are not directly related to the main function of the building communication technical necessary for connections inside the building are designed to accommodate engineering equipment Figure – Classification of civil premises according to their role in the functional process
universal specialized administrative organizations and legal institutions Telecommunications, financing and insurance companies Science and technology organizations Health and physical culture institutions Consumer services and utilities enterprises Educational institutions Trade and public catering enterprises Transport organizations Cultural and art institutions Spectacular public buildings with halls of large spans of the building multi-purpose, in which you can temporarily transform the premises of the building, in which you can periodically change the size of the premises and their grouping Figure - Classification of public buildings by functional purpose
Typology of residential buildings v v v A residential building is a building that has a postal number, all or at least half of the total area of which is intended for permanent residence, located on a land plot within certain boundaries with all auxiliary buildings, structures, landscaping elements located on it within certain boundaries. Residential buildings are designed for permanent or temporary residence of people. They are divided into the following groups: apartment buildings; hostels; homes for the elderly and families with wheelchair users.
Residential buildings According to the number of floors, residential buildings are conditionally divided into five groups: v Low-rise buildings - 1-3 floors v Medium-rise buildings - 4-5 floors v High-rise buildings - 6-9 floors v Multi-story buildings - 10-16 floors v High-rise buildings - 17 floors or more . According to planning schemes, buildings with schemes are distinguished: v cell v corridor v enfilade v centric v sectional v hall v combined.
Nomenclature of types of residential buildings: According to the space-planning structure, residential buildings are divided into the following types: § Residential houses of manor type - one-apartment, two-apartment; § Multi-apartment residential buildings - block, sectional, corridor, gallery. The main type of residential building is an apartment building. The main element is an apartment for one family.
Depending on the purpose, residential buildings are divided into three groups: § For permanent residence (all types of apartment buildings, including: houses for small families, boarding schools) § Temporary residence (hostels) § Seasonal residence (intended for fishermen, oil workers, shepherds, builders etc.) § Low-rise individual residential buildings with adjacent plots are called manor-type houses.
According to the nature of development, apartment buildings are divided into 4 types: with adjacent plots, in which each apartment has its own land plot; with elements of primary household services and a landscaped area intended for common use; with a developed service, including a different set of modern apartments, a complex of service institutions to meet the most diverse cultural and everyday needs of the population of this type of houses (youth residential complexes(MZhK)); hotel type, designed for singles and families of two or three people who do not lead a full household. In them, the apartments have a small living space, reduced composition of utility rooms (kitchen niches, combined bathrooms with shower trays, etc.). In such houses, a developed system of communal and consumer services is provided.
Figure - Types of single-family residential buildings: a - one-story single-family; b - attic, c - partial arrangement of rooms on two levels; g - single-apartment two-story; e - on a relief with a difference in floor levels
In a single-family house, the entire area can be divided into three groups: Residential - includes a common room (living room), bedrooms, children's rooms, rooms for intellectual work. Household - includes a clean kitchen (for cooking), a feed kitchen, pantries for food and seasonal clothes, a garage, a workshop, etc. Communication - includes an entrance area, vestibule, front), corridors, hall, stairs.
The main advantages of block houses: the ability to build in conditions of complex terrain; the presence of blank end walls of block houses, which makes it possible to form multi-apartment houses of complex configuration, different composition of rooms and different levels (one-, two- and three-level); connection of block houses by means of inserts in the form of utility rooms, garages, exits to a personal plot, hallways, etc.; high building density; reducing the perimeter of the outer walls for one apartment; reduction in the length of engineering networks; reduction of energy consumption for heating.
Figure - Schemes of sections of the first group: a - two-apartment free orientation, b, c - three-apartment; d, e - four-apartment (b, c, d - limited orientation; e - meridional orientation)
Figure - Compositional schemes of plans for multi-storey sectional houses: a - multi-storey with sections of the first group; b - multi-storey buildings with sections of the second group; c - single-section point with sections of the first and third groups
Types of sections in accordance with their location on the plan: a - ordinary; b - end; c - swivel
According to the spatial solution, corridor residential buildings are divided into: single-level, multi-level (the difference in levels is half a floor, floor), single-level with a staircase inside.
Figure - Corridor-type houses: a - rectangular; b - three-beam (trefoil); c - with a corridor shift (1 - staircase and elevator node, 2 - stairwells
Characteristic advantages of a corridor-type residential building: corridor layout improves the hygienic performance of the house, since cross-ventilation of the premises through a common long corridor is possible; allows the most convenient use of living space in apartments with a large number of rooms; significantly increases the productivity and efficiency of the use of elevators; significantly reduced cost square meter housing by minimizing the cost of acquiring and maintaining elevator facilities; aesthetic indicators are the convenient and harmonious inclusion of technical and service premises in the layout of the house, the ability to dilute the architectural monotony of sectional houses in the development.
The disadvantages of corridor houses include the one-sided orientation of apartments, their lesser isolation, the lack of cross-ventilation, and the large length of communication links with access to the street.
Gallery-type houses have a number of advantages and high hygienic qualities: bilateral orientation, which provides optimal conditions for cross-ventilation; they are very simple in their constructive scheme, as a rule, they consist of repeatedly repeating structural and planning cells; the cost of galleries is relatively low, so they are quite economical. a minimum of stairs is provided, one or two stairs with an elevator serve a large number of apartments per floor. convenient and economical layout of apartments, in which utility rooms are located from the side of the gallery, and living rooms - in the depths of the apartment. The location of waste bins in the open air, outside the housing, is advisable from a hygienic point of view.
Along with the advantages, gallery-type houses have a number of disadvantages: in order to get into the apartment, you must again go out into the open air after you have entered the building; open galleries have to be cleaned more often, as they collect more dust and dirt than in closed stairs; galleries should be illuminated at night, but at the same time, lighting should be arranged in such a way that residents of apartments adjacent to the gallery do not experience inconvenience and anxiety; bedrooms and common rooms are undesirable to turn towards the gallery.
to specialized residential buildings include: service living quarters; living quarters in hostels; living quarters of the mobile fund; living quarters in the houses of the system of social services for the population; residential premises of the fund for temporary settlement of internally displaced persons; living quarters of the fund for temporary accommodation of persons recognized as refugees; living quarters for social protection certain categories citizens; living quarters for orphans and children left without parental care, persons from among orphans and children left without parental care.