Typology of underground real estate. Typology of underground real estate Typology of industrial real estate
UDC 347.214.2 M.Yu. Non-vertebrate
BBC 67.404 Irkutsk Institute (branch) of VSU
(RPA of the Ministry of Justice of Russia) Irkutsk, Russian Federation
TO THE QUESTION OF CLASSIFICATION AND TYPOLOGY OF OBJECTS
REAL ESTATE
ARTICLE INFORMATION
Prologue: Law Journal. 2016. No. 4. ISSN 2313-6715. DOI: 10.21639 / 2313-6715.2016.4.4. Date of receipt: 11/05/2016.
ANNOTATION
The classification of real estate by various criteria is considered, two classification methods are presented: hierarchical and faceted. Different classification principles are applied depending on their origin and purpose of real estate. Special attention is paid to residential real estate, where the author considers several typological constructions. The classification of real estate objects of greatest interest to investors is considered.
KEYWORDS
Property real estate; typology of real estate.
BIBLIOGRAPHIC DESCRIPTION
Beverbless M.Yu. On the classification and typology of real estate // Prologue: Journal of Law / Prologue: Law Journal. 2016. -№ 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 on various grounds contributes to a more successful study of objects from both 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.
The hierarchical method is a sequential (in steps) division of a plurality of objects into subordinate groups. At each level of classification heterogeneous groups are formed. Moreover, the classification depth can be different and include several steps.
The definition of real estate by the hierarchical method involves the allocation in its structure of two components: natural and artificial origin. Natural (natural) objects - land, forests and perennial plantings, isolated water bodies and subsoil plots. These real estate properties are called “real estate 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 residential building.
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 - medical and health-improving (hospitals, polyclinics, nursing homes, motels, 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, stations, ports.
4) Engineering facilities - land reclamation facilities, integrated engineering
uneven preparation of a land plot for development.
The facet method involves the parallel separation of many objects into independent groups (species, subspecies). The method has the following features: the presence of only one level of classification, the separation of many objects according to various criteria, high information saturation.
The general classification of real estate with the faceted method according to various criteria is presented 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: commissioned, incomplete construction.
4) By ownership: private, public, mixed.
5) By industry: industrial, construction, agricultural, housing and communal, cultural and domestic.
The following classification of real estate objects is given in the Civil Code of the Russian Federation.
According to Art. 130 of the Civil Code of the Russian Federation to immovable things (immovable property, real estate) include “separate objects”: land, subsoil, separate water bodies; everything that is firmly connected with land, including: forests and perennial plantations, buildings and structures, objects of incomplete construction; equivalent to real estate subject to state registration: aircraft and ships; inland navigation vessels; space objects.
In accordance with Art. 132 of the Civil Code of the Russian Federation, as well as according to Art. 1 of the Federal Law of the Russian Federation "On State Registration of Rights to Real Estate" dated July 21, 1997 No. 122-ФЗ to "complex objects" include: the 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 enterprises, products, works and services; intangible assets; information; other exclusive rights 1.
In legislative, normative and methodological documents the classi-
1 ATP "Consultant Plus".
Bezverbnaya M.Yu. To the issue ofclassification and the typology o.real estate objects
fixation of real estate for various reasons: physical status, purpose, quality, location, size, type of property (ownership by right of ownership), legal status (ownership by right of use).
The physical status distinguishes: land; buildings, structures, structures; premises.
By purpose, buildings and premises are divided into residential and non-residential.
A more detailed classification of the real estate fund by purpose contains the following list of types and subspecies of objects:
2) housing (residential buildings and premises);
3) commercial real estate;
4) industrial property;
5) hotels, hostels, motels represent a special class of real estate (these objects are intended for temporary rather than permanent residence, in contrast to residential real estate);
6) recreational real estate is aimed at meeting the needs for recreation and restoring people's health (these are various structures in the 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 a building for government and municipal authorities, educational institutions, etc. objects;
8) mixed-use real estate is a combination of the above types of real estate (for example, buildings in which shops or offices are located on the ground floors and residential premises above.
Residential real estate is represented by various kinds of mansions, small-family apartment buildings intended for permanent residence of families or individuals in them. It is associated with the rental, construction and operation of the housing stock.
With respect 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);
Secondary housing (suburban housing used for a limited period of time);
Temporary housing (intended for short stays: hotels, hostels, motels).
In relation to the conditions of large cities, it is customary to distinguish the following typological characteristics of residential buildings:
Elite housing;
Superior housing;
Typical housing;
Housing of low consumer qualities.
There is also a classification of residential real estate objects depending on the material used for the exterior walls of the building:
Houses with brick walls;
Panel houses;
Monolithic houses;
Wooden houses;
Mixed type houses.
For investors, the following classification of real estate is more attractive:
1) Commercial (office) real estate can be non-residential and residential. Home-office options are in high demand by small companies that are just starting. The greatest demand is for business centers located in the city center, administrative buildings, buildings of various communal and state structures.
2) Commercial (trade) real estate is more profitable than residential. Trading 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 entrance, ramp). The best are specialized warehouses that are built for a certain group of goods, in accordance with the required standards.
4) Industrial (industrial) real estate used to carry out industrial production processes. It consists of industrial buildings and infrastructure, factories, plants, industrial parks, warehouses, specialized offices for managerial personnel, etc. A special subsection of industrial real estate is agro-industrial real estate, represented by land suitable for crop production and animal husbandry.
Even in developed market economies, not all of these types or subspecies of real estate are involved in market circulation. In Russia today, you can
Bezverbnaya M.Yu. To the iesue ofclassification and the typolouy of real eslMe oOjerts
there is a well-developed market for residential real estate, especially apartments in multi-apartment residential buildings, garden plots, the commercial market, primarily office real estate, the nascent industrial real estate market and the land market in some regions.
The types and subspecies of the objects involved in the market turnover are subject to further classification by quality (by type and subtype), location (by district, microdistrict, city, region), size (total area, number of rooms, etc.) in in accordance with the practical need and actual condition of the real estate fund in this city, in this region.
By type of property, real estate is divided into:
Private (owned by citizens and legal entities created as private owners);
State (owned by the federal, property of the subjects of the federation);
Municipal (owned by the municipal);
Public (owned by public associations);
Collective or mixed (in joint or shared ownership of various entities: private, state, municipal, public).
According to their legal status, real estate objects are divided, depending on the type, into those used by the owner or tenant, privatized, acquired through a sale, inheritance, gift, etc.
Thus, the classification of real estate on various grounds contributes to a more successful study 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 the establishment of a legal regime for accounting for various real estate objects.
LIST OF USED LITERATURE
1. Vlasenko T.V. Classification of real estate on the market // Economics and Ecology of Territorial Entities. - 2015. - No. 1. - S. 10-13.
2. Murzin A.D. Real Estate: Fundamentals of Economics, Valuation and Cadastre: A Short Course. - Rostov n / a, 2013 .-- 216 p.
3. Perminov A.S. Real Estate Economics: Introduction to the Course. The text of the 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-municipal administration and business law of the Irkutsk Institute (branch) of the All-Russian State University of Justice (RPA of the Ministry of Justice of Russia), (664011, Irkutsk, Nekrasova 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 obiects
Section 1. Residential buildings
Theme 1.1 Classification of residential buildings
1.1.1 Basic criteria for the classification of housing
1.1.2 Housing requirements
1.1.3 Constructive and building systems
Theme 1.2 Low-rise residential buildings
1.2.1 Single-family residential buildings
1.2.2 Blocked residential buildings
Theme 1.3 Apartment buildings
1.3.1 Apartment, its composition
1.3.2 Typology of apartments
1.3.3 Sectional residential buildings
1.3.4 Corridor type houses
1.3.5 Gallery type houses
1.3.6 Corridor sectional houses
Theme 1.4 Specialized and special houses
1.4.1 Dorms
1.4.2 Hotels
1.4.3 Boarding homes for seniors
1.4.4 Noise, wind, dustproof houses
1.4.5 Energy Saving Systems
Section 2. Public buildings
Theme 2.1 Classification of public buildings
2.1.1 Classification features
2.1.2 Types of premises
2.1.3 Technical and economic indicators
Theme 2.2 Public buildings for everyday use
2.2.1 Buildings of educational institutions
2.2.2 Medical institutions
Theme 2.3 Public buildings of periodic use
2.3.1 Catering
2.3.2 Consumer services
2.3.3 Buildings of trade enterprises
2.3.4 Administrative buildings
Theme 2.4 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
Key criteria for classifying a home
Housing Requirements
Lecture 2. Constructive and building systems of residential buildings
Characteristics of the main COP
Types of combined COP
Structural schemes of residential buildings
Types of building systems
Lecture 3. Apartment houses
Types of single-family houses
The principle of functional planning home organization
Typological features of one- and two-story residential buildings. Blocked houses
Semi-detached houses
Blocked apartment buildings. Their typological features.
Lecture 4. Multi-family apartment buildings
Apartment and its composition
Classification of apartments
TEP apartments
Apartment transformation
Vertical communications of residential buildings
Lecture 5. Sectional type houses
Multisection residential buildings. Their typological characteristics
Types of Block Sections
One-section residential buildings. Their typological characteristics
Lecture 6. Corridor, gallery and mixed type houses
Corridor type houses
Gallery type houses
Sectional type houses
Lecture 7. Specialized houses: dormitories, hotels, boarding houses for the elderly
Types of hostels
The structure of the architectural and planning organization of the hostel
Types of hotels
Description of the main functional groups of premises
Boarding homes for seniors
Lecture 8. Special houses
Soundproofed houses
Wind-, dustproof houses
Energy efficient homes
Lecture 9. Classification of public buildings
Types of groups of premises of public buildings
TEP public buildings
Educational institutions
Children's day nursery gardens. Classification and characteristics of groups of premises
Buildings of medical institutions
Lecture 10. Buildings of public catering, trade and consumer services
Types of catering buildings
Description of functional groups of premises
Same trade buildings
The same consumer services enterprises
Lecture 11. Spectacular and sports buildings and structures
Spectacular buildings. Types and typological features
Sports buildings and facilities
Types and typological features
Buildings and constructions of transport
Bus stations. Types and typological features
Same train stations
The same airports
Ministry of Agriculture of the Russian Federation
Federal State Educational Institution
higher professional education
"Altai State Agrarian University"
Faculty of Land Management and Cadastres / Real Estate Cadastre
Test
discipline "Typology of real estate"
Completed by Anna 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 a concept such as typology. Typology - a scientific classification of objects or phenomena according to the generality of any signs. The study of the discipline "Typology of real estate" involves obtaining theoretical knowledge and practical skills for the classification of real estate.
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 properties", replacing the existing various concepts that governed the legal status of land plots and buildings. The Code of Laws of the Russian Empire recognized real estate as land and all kinds of land, houses, factories, factories, shops, all kinds of buildings and empty courtyards, as well as railways. Movable property meant all kinds of seafaring and river vessels, books, manuscripts, paintings, carriages, agricultural implements, as well as everything that was removed from the earth.
Classification of real estate
The classification of real estate objects according to various signs (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 in its structure of two components (Fig. 1.1):
Fig. 1.1. Integrated classification of real estate
1. Natural (natural) objects - a land plot, forest and perennial plantings, isolated water bodies and subsoil plots. These properties are also called "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, section (entrance), floor at the entrance, apartment, room, country house;
b) commercial real estate - offices, restaurants, shops, hotels, rental garages, warehouses, buildings and structures, enterprises as a property complex;
c) public (special) buildings and structures.
Health-improving (hospitals, polyclinics, nursing homes and orphanages, motels, sports complexes, etc.);
Educational (kindergartens and nurseries, schools, colleges, technical schools, institutes, houses of children's creativity, 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, stations, ports, etc .;
d) engineering structures - reclamation facilities and drainage, comprehensive engineering preparation of a land plot for development, etc.
Each of these groups can be further disaggregated based on various typological criteria.
Artificial objects are called “real estate by law”, however this category of real estate is based on “real estate by nature”.
Artificial objects can be completely built and ready for operation, may require reconstruction or major repairs, and also refers to unfinished construction objects.
Land can be divisible and indivisible. A land plot is said to be divisible when it can be divided into parts and form independent land plots with permission for 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 lands have a special legal status in the real estate market and are used:
For agricultural production (arable land, hayfields, pastures, deposits, perennial plantings, virgin lands and other lands);
For personal subsidiary plots;
For collective gardening and horticulture;
For auxiliary agricultural production;
For experimental and scientific stations.
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. On these lands there are residential houses and socio-cultural institutions, as well as streets, parks, squares, nature protection 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 of all payments for land use and can only be used in accordance with general plans and projects.
3. The lands of industry, transport, communications, television, computer science and space support, energy, defense and other purposes. They have a special mode of use.
4. Lands of specially protected territories include reserves; green zones of cities, rest houses, camp sites; monuments of nature, history and culture; mineral waters and curative 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 it is prohibited to conduct business on them.
5. The lands of the forest fund are completely determined by the legal regime of the forests growing on them. This category of land includes land covered by forests and provided for the needs of forestry and local industry.
6. Lands of the water fund. These are lands occupied by water bodies, glaciers, swamps (except for the tundra and forest-tundra), hydraulic structures and allotment zones with them.
7. Stock lands serve as reserves and are allocated for various purposes.
Sale of land, as well as their allocation for business and transfer from one category to another, is carried out in accordance with the laws of the Russian Federation and constituent entities of the Federation.
A land plot in circulation is used to generate income, including by transferring it to lease, depositing it into share capital, securing collateral, etc.
With respect 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;
Resellers - suburban housing used for a limited period of time;
Tertiary housing - intended for short stays (hotels, motels, etc.).
In relation to the conditions of large cities, it is customary to distinguish the following typological characteristics:
1. Elite housing.
The following basic requirements are presented to him:
accommodation in the most prestigious areas of the city;
* belonging to the "old" fund (if there is a major overhaul and reconstruction) or to the "Stalin" fund;
* brick walls;
* The total area of \u200b\u200bapartments is not less than 70 square meters. m .;
* the presence of isolated rooms by configuration, close to the square, and a large kitchen (area of \u200b\u200bat least 15 square meters)
* the presence of a guarded entrance, underground or nearby garage, etc.
For low-rise houses of cottage type, which are part of the elite, consumer requirements such as:
* brick walls;
* building in two or more levels;
* Availability of facilities for domestic and engineering services.
2. Superior housing. Consumer demand for housing of this type assumes the following basic characteristics:
* the possibility of placement in various (not only the most prestigious) areas of the city;
* a slight decrease in the requirements for the area of \u200b\u200brooms and kitchens to 12 and 8 square meters. m (respectively);
* the presence of a living area of \u200b\u200bat least 17 square meters. m .;
* a greater variety of design and technological parameters.
In relation to low-rise buildings located in the 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 characteristic of him:
* Accommodation in any area of \u200b\u200bthe city;
* compliance of architectural and planning parameters with modern building codes and rules;
* by structural and technological parameters, belonging to the second generation houses of industrial housing construction and modern.
For low-rise suburban development, not only technical characteristics are most important, but also the provision of basic social facilities.
4. Housing of low consumer qualities
Based on the conditions of consumer demand, 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 structural and technological types as buildings of the "old" fund, not subjected to capital and repair-construction works, and houses of the first generation of industrial housing construction;
* placement in the first floors of houses of other types;
* low architectural and planning characteristics, etc.
The classification considered takes into account the preferences of target groups of housing consumers and their level of solvency (marketing approach). However, residential real estate can be distributed on the basis of urban guidelines.
There is a classification of residential real estate objects depending on the material used for the exterior walls of the building:
Houses with brick walls;
Panel houses;
Monolithic houses;
Wooden houses;
Mixed type houses.
A separate niche is occupied by suburban real estate objects due to the insignificant volume of transactions and their specificity. Mostly secondary housing is represented here.
Supply and demand in this sector of the market are influenced by many factors. In addition to the usual priorities when buying residential real estate, personal addictions to the location, time of year, social homogeneity of neighbors are of great importance. Buyers pay great attention to the availability of the most complete range of communications (autonomous heat and water supply systems). Preference is given to objects made of brick or wood. As a mandatory attribute to the object of suburban real estate is considered a plot of at least 10 acres.
The signs of the classification of residential real estate, which served as the basis for the grouping, are different, as are their motivations, preferences, and solvency conditions. It is not possible to use a single typological criterion that integrates the influence of all factors. Therefore, in practice, several criteria are used that give a reasonable idea of \u200b\u200bthe 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 residential, therefore, transactions are correspondingly smaller, although worldwide commercial real estate is the most attractive. It should be noted that in this sector, the predominant form of transactions is rent.
Commercial real estate can be subdivided into income-generating - actually commercial real estate and creating the conditions for its extraction - industrial (industrial) real estate.
To income-generating real estate include:
1. Office space. When classifying office premises in each region or municipality, various factors are accepted for which the premises belong to a particular class. This may be the location, quality of the building (level of finish, condition of the facade, central entrance, the availability of elevators), quality of management (management company, availability of additional services for tenants), etc.
In international practice, the following classification is used:
1. International developer.
2. Central location, convenient access.
3. Completely rebuilt building.
4. The microclimate is controlled by a unified ventilation, heating and four-pipe air conditioning system.
5. Open space layout according to the standard "shell-and-soge":
False floors and false ceilings,
The height from floor to floor of the next floor is 3.6 m,
Rational effective grid of columns - the distance between them is at least 6 m.
6. Underground parking and easy access.
7. Uninterruptible power supply system.
8. Modern building security systems.
11. International management company.
2. Completely remodeled in the 90s. building.
3. Fully controlled indoor climate.
4. Open space layout according to the standard "shell-and-sogh".
5. Ample parking and convenient access.
6. Uninterruptible power supply system.
7. Modern building security systems.
8. Professional landlord.
9. Properly executed documentation on the ownership of the building.
10. International management company.
1. Central location, convenient access.
2. The reconstructed building.
3. Autonomous heat supply and supply air pre-cooling system.
4. Effective floor layout in the form of office blocks.
5. High-quality repair "Eurostandard".
6. Ample parking and easy access.
7. Modern elevators.
8. 24-hour security.
9. Professional landlord.
10. Correctly executed documentation on the ownership of the building.
11. Professional management company.
2. Renovated building.
3. Effective floor layout in the form of office blocks.
4. High-quality repair "Eurostandard".
5. Not very convenient access is possible.
6. 24-hour security.
7. Professional landlord.
real estate land residential commercial
8. Properly executed documentation on the ownership of the building.
9. Professional management company.
1. Central location.
2. Cosmetically renovated building.
3. Effective floor layout.
4. High-quality repair.
5. 24-hour security.
6. Experienced landlord.
7. Properly executed documentation on the ownership of the building.
8. The presence in the building of the management structure.
2. The project arose through the conversion of a former institute or office building.
3. The various conditions of the premises: from Soviet-style repairs to a modern, stylish interior.
4. 24-hour security.
5. Properly executed documentation on the ownership of the building.
6. The presence in the building of the management structure.
1. Different locations.
2. Not very convenient access.
3. The project arose through the conversion of a former institute or office building.
4. Cheap repairs.
5. Security.
6. Properly executed documentation on the ownership of the building.
7. Lack 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 established near industrial enterprises or in their territory (class D), we can distinguish:
2. Parking garages (car parks) as commercial real estate in the country practically do not develop, although there are prospects. Indeed, for every thousand inhabitants, in accordance with the norms, about 150 park places are required.
3. Shops and shopping malls. As the experience of large European cities has shown, good conditions for the location of multifunctional shopping centers (ITCs) are: the intersection of major highways, the direct proximity of metro stations and ground transportation stops. Most often, such centers are located in "sleeping" areas, or outside the city, actually in a vacant lot, near a major highway. So, for example, the number of parking spaces, the availability and parameters of recreation and entertainment areas, related domestic 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 developing large retail premises, passages, courtyards, where “any” visitor could buy whatever he wants, according to his needs and income, where he could come “to see others and show himself”, is leaving rooted in the past.
The regions of the country are in different economic conditions and are developing according to their complex laws; therefore, in modern Russia the process of the emergence of new ones or the modernization of old shopping centers is heterogeneous. Moscow is the leader in this process, as a world megalopolis, existing compared to other Russian cities in the most-favored-nation investment mode.
4. Industrial (industrial) real estate in Russia is in the initial stage of development, although recently, the majority of the objects of privatization are determining the owner. Before concluding a deal, it is necessary to conduct a comprehensive analysis of title documents to ensure that the seller’s rights to the proposed property are indisputable, that it can be legally disposed of and that the new owner has the right to use the property for its intended purpose. As the process of formation of 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 of factories and factories on 5-8 floors with dilapidated and (or) worn out utility networks and broken glass windows. They stand and do not find an effective owner. Why? There are several reasons:
1. Industrial development 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 enterprises that require real estate of a certain specificity for their development: high capacities, the presence of railway access roads, one-story and preferably separate 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. The owners of industrial real estate offer to the market objects that are in poor condition, and at the same time set excessive prices.
5. More or less complete and accurate information about industrial real estate, its legal status, size, condition, etc. is absent.
All this gives the industrial real estate market a spontaneous and unpredictable character.
Real estate used to run a specific business. Usually sold with business (specialized real estate);
Non-specialized real estate - ordinary buildings - shops, offices, factories, warehouses, which are usually sold or rented out.
List of references
1. Nagaev R.T. Real Estate (Land Management, Urban Planning and Economics): a terminological dictionary. - Kazan: Ideal Press, 2005.
2. Sternik G.M. Real estate market analysis methodology in the interests of investment and construction activities. M., AKSWELL, 2007.
3. Federal Law "On the State Real Estate Cadastre" No. 221 of July 24, 2007
4. Federal Law "On the transfer of land or land from one category to another" No. 172 of December 21, 2004
5. Federal Law "On the approval of applications for state cadastral registration of real estate" No. 34 of 02.20.2008
6. Federal Law "On the approval of the forms of cadastral passports of a building, structure, construction in progress, premises, land" No. 32 of 02/18/2008
7. The ministerial regulation approved by order of the Ministry of Economic Development of April 26, 2007, No. 146 of the Federal Real Estate Cadastre Agency for the performance of the state function “Maintaining State Technical Accounting of Capital Construction Facilities”.
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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 a concept such as typology. Typology - a scientific classification of objects or phenomena according to the generality of any signs. The study of the discipline "Typology of real estate" involves obtaining theoretical knowledge and practical skills for the classification of real estate.
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 properties", replacing the existing various concepts that governed the legal status of land plots and buildings. The Code of Laws of the Russian Empire recognized real estate as land and all kinds of land, houses, factories, factories, shops, all kinds of buildings and empty courtyards, as well as railways. Movable property meant all kinds of seafaring and river vessels, books, manuscripts, paintings, carriages, agricultural implements, as well as everything that was removed from the earth.
Classification of real estate
The classification of real estate objects according to various signs (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 in its structure of two components (Fig. 1.1):
Fig. 1.1.
1. Natural (natural) objects - a land plot, forest and perennial plantings, isolated water bodies and subsoil plots. These properties are also called "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, section (entrance), floor at the entrance, apartment, room, country house;
b) commercial real estate - offices, restaurants, shops, hotels, rental garages, warehouses, buildings and structures, enterprises as a property complex;
c) public (special) buildings and structures.
Health-improving (hospitals, polyclinics, nursing homes and orphanages, motels, sports complexes, etc.);
Educational (kindergartens and nurseries, schools, colleges, technical schools, institutes, houses of children's creativity, 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, stations, ports, etc .;
d) engineering structures - reclamation facilities and drainage, comprehensive engineering preparation of a land plot for development, etc.
Each of these groups can be further disaggregated based on various typological criteria.
Artificial objects are called “real estate by law”, however this category of real estate is based on “real estate by nature”.
Artificial objects can be completely built and ready for operation, may require reconstruction or major repairs, and also refers to unfinished construction objects.
Land can be divisible and indivisible. A land plot is said to be divisible when it can be divided into parts and form independent land plots with permission for 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 lands have a special legal status in the real estate market and are used:
For agricultural production (arable land, hayfields, pastures, deposits, perennial plantings, virgin lands and other lands);
For personal subsidiary plots;
For collective gardening and horticulture;
For auxiliary agricultural production;
For experimental and scientific stations.
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. On these lands there are residential houses and socio-cultural institutions, as well as streets, parks, squares, nature protection 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 of all payments for land use and can only be used in accordance with general plans and projects.
3. The lands of industry, transport, communications, television, computer science and space support, energy, defense and other purposes. They have a special mode of use.
4. Lands of specially protected territories include reserves; green zones of cities, rest houses, camp sites; monuments of nature, history and culture; mineral waters and curative 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 it is prohibited to conduct business on them.
5. The lands of the forest fund are completely determined by the legal regime of the forests growing on them. This category of land includes land covered by forests and provided for the needs of forestry and local industry.
6. Lands of the water fund. These are lands occupied by water bodies, glaciers, swamps (except for the tundra and forest-tundra), hydraulic structures and allotment zones with them.
7. Stock lands serve as reserves and are allocated for various purposes.
Sale of land, as well as their allocation for business and transfer from one category to another, is carried out in accordance with the laws of the Russian Federation and constituent entities of the Federation.
A land plot in circulation is used to generate income, including by transferring it to lease, depositing it into share capital, securing collateral, etc.
With respect 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;
Resellers - suburban housing used for a limited period of time;
Tertiary housing - intended for short stays (hotels, motels, etc.).
In relation to the conditions of large cities, it is customary to distinguish the following typological characteristics:
1. Elite housing.
The following basic requirements are presented to him:
accommodation in the most prestigious areas of the city;
* belonging to the "old" fund (if there is a major overhaul and reconstruction) or to the "Stalin" fund;
* brick walls;
* The total area of \u200b\u200bapartments is not less than 70 square meters. m .;
* the presence of isolated rooms by configuration, close to the square, and a large kitchen (area of \u200b\u200bat least 15 square meters)
* the presence of a guarded entrance, underground or nearby garage, etc.
For low-rise houses of cottage type, which are part of the elite, consumer requirements such as:
* brick walls;
* building in two or more levels;
* Availability of facilities for domestic and engineering services.
2. Superior housing. Consumer demand for housing of this type assumes the following basic characteristics:
* the possibility of placement in various (not only the most prestigious) areas of the city;
* a slight decrease in the requirements for the area of \u200b\u200brooms and kitchens to 12 and 8 square meters. m (respectively);
* the presence of a living area of \u200b\u200bat least 17 square meters. m .;
* a greater variety of design and technological parameters.
In relation to low-rise buildings located in the 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 characteristic of him:
* Accommodation in any area of \u200b\u200bthe city;
* compliance of architectural and planning parameters with modern building codes and rules;
* by structural and technological parameters, belonging to the second generation houses of industrial housing construction and modern.
For low-rise suburban development, not only technical characteristics are most important, but also the provision of basic social facilities.
4. Housing of low consumer qualities
Based on the conditions of consumer demand, 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 structural and technological types as buildings of the "old" fund, not subjected to capital and repair-construction works, and houses of the first generation of industrial housing construction;
* placement in the first floors of houses of other types;
* low architectural and planning characteristics, etc.
The classification considered takes into account the preferences of target groups of housing consumers and their level of solvency (marketing approach). However, residential real estate can be distributed on the basis of urban guidelines.
There is a classification of residential real estate objects depending on the material used for the exterior walls of the building:
Houses with brick walls;
Panel houses;
Monolithic houses;
Wooden houses;
Mixed type houses.
A separate niche is occupied by suburban real estate objects due to the insignificant volume of transactions and their specificity. Mostly secondary housing is represented here.
Supply and demand in this sector of the market are influenced by many factors. In addition to the usual priorities when buying residential real estate, personal addictions to the location, time of year, social homogeneity of neighbors are of great importance. Buyers pay great attention to the availability of the most complete range of communications (autonomous heat and water supply systems). Preference is given to objects made of brick or wood. As a mandatory attribute to the object of suburban real estate is considered a plot of at least 10 acres.
The signs of the classification of residential real estate, which served as the basis for the grouping, are different, as are their motivations, preferences, and solvency conditions. It is not possible to use a single typological criterion that integrates the influence of all factors. Therefore, in practice, several criteria are used that give a reasonable idea of \u200b\u200bthe 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 residential, therefore, transactions are correspondingly smaller, although worldwide commercial real estate is the most attractive. It should be noted that in this sector, the predominant form of transactions is rent.
Commercial real estate can be subdivided into income-generating - actually commercial real estate and creating the conditions for its extraction - industrial (industrial) real estate.
To income-generating real estate include:
1. Office space. When classifying office premises in each region or municipality, various factors are accepted for which the premises belong to a particular class. This may be the location, quality of the building (level of finish, condition of the facade, central entrance, the availability of elevators), quality of management (management company, availability of additional services for tenants), etc.
In international practice, the following classification is used:
1. International developer.
2. Central location, convenient access.
3. Completely rebuilt building.
4. The microclimate is controlled by a unified ventilation, heating and four-pipe air conditioning system.
5. Open space layout according to the standard "shell-and-soge":
False floors and false ceilings,
The height from floor to floor of the next floor is 3.6 m,
Rational effective grid of columns - the distance between them is at least 6 m.
6. Underground parking and easy access.
7. Uninterruptible power supply system.
8. Modern building security systems.
11. International management company.
2. Completely remodeled in the 90s. building.
3. Fully controlled indoor climate.
4. Open space layout according to the standard "shell-and-sogh".
5. Ample parking and convenient access.
6. Uninterruptible power supply system.
7. Modern building security systems.
8. Professional landlord.
9. Properly executed documentation on the ownership of the building.
10. International management company.
1. Central location, convenient access.
2. The reconstructed building.
3. Autonomous heat supply and supply air pre-cooling system.
4. Effective floor layout in the form of office blocks.
5. High-quality repair "Eurostandard".
6. Ample parking and easy access.
7. Modern elevators.
8. 24-hour security.
9. Professional landlord.
10. Correctly executed documentation on the ownership of the building.
11. Professional management company.
2. Renovated building.
3. Effective floor layout in the form of office blocks.
4. High-quality repair "Eurostandard".
5. Not very convenient access is possible.
6. 24-hour security.
7. Professional landlord.
real estate land residential commercial
8. Properly executed documentation on the ownership of the building.
9. Professional management company.
1. Central location.
2. Cosmetically renovated building.
3. Effective floor layout.
4. High-quality repair.
5. 24-hour security.
6. Experienced landlord.
7. Properly executed documentation on the ownership of the building.
8. The presence in the building of the management structure.
2. The project arose through the conversion of a former institute or office building.
3. The various conditions of the premises: from Soviet-style repairs to a modern, stylish interior.
4. 24-hour security.
5. Properly executed documentation on the ownership of the building.
6. The presence in the building of the management structure.
1. Different locations.
2. Not very convenient access.
3. The project arose through the conversion of a former institute or office building.
4. Cheap repairs.
5. Security.
6. Properly executed documentation on the ownership of the building.
7. Lack 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 established near industrial enterprises or in their territory (class D), we can distinguish:
2. Parking garages (car parks) as commercial real estate in the country practically do not develop, although there are prospects. Indeed, for every thousand inhabitants, in accordance with the norms, about 150 park places are required.
3. Shops and shopping malls. As the experience of large European cities has shown, good conditions for the location of multifunctional shopping centers (ITCs) are: the intersection of major highways, the direct proximity of metro stations and ground transportation stops. Most often, such centers are located in "sleeping" areas, or outside the city, actually in a vacant lot, near a major highway. So, for example, the number of parking spaces, the availability and parameters of recreation and entertainment areas, related domestic 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 developing large retail premises, passages, courtyards, where “any” visitor could buy whatever he wants, according to his needs and income, where he could come “to see others and show himself”, is leaving rooted in the past.
The regions of the country are in different economic conditions and are developing according to their complex laws; therefore, in modern Russia the process of the emergence of new ones or the modernization of old shopping centers is heterogeneous. Moscow is the leader in this process, as a world megalopolis, existing compared to other Russian cities in the most-favored-nation investment mode.
4. Industrial (industrial) real estate in Russia is in the initial stage of development, although recently, the majority of the objects of privatization are determining the owner. Before concluding a deal, it is necessary to conduct a comprehensive analysis of title documents to ensure that the seller’s rights to the proposed property are indisputable, that it can be legally disposed of and that the new owner has the right to use the property for its intended purpose. As the process of formation of 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 of factories and factories on 5-8 floors with dilapidated and (or) worn out utility networks and broken glass windows. They stand and do not find an effective owner. Why? There are several reasons:
1. Industrial development 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 enterprises that require real estate of a certain specificity for their development: high capacities, the presence of railway access roads, one-story and preferably separate 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. The owners of industrial real estate offer to the market objects that are in poor condition, and at the same time set excessive prices.
5. More or less complete and accurate information about industrial real estate, its legal status, size, condition, etc. is absent.
All this gives the industrial real estate market a spontaneous and unpredictable character.
Real estate used to run a specific business. Usually sold with business (specialized real estate);
Non-specialized real estate - ordinary buildings - shops, offices, factories, warehouses, which are usually sold or rented out.
Questions Typology of civil buildings The concept and purpose of residential buildings. Manor-type residential buildings Blocked and sectional residential buildings Corridor and gallery type residential buildings Special and specialized houses
Low-rise (up to 3 floors) Mid-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 storeys
Figure - The classification of floors of civil buildings is elevated when the floor level of the premises is not lower than the planning level of the ground; basement (semi-basement) when the floor level of the rooms is below the planning level of the earth, but not more than half the height of the rooms; the height of the room is attic with the location of the premises in the attic volume
the main ones correspond to the main functions of the building; the auxiliary ones are designed to provide the basic functions of the building, but they do not determine their attendants increase comfort and sanitary conditions, but they are not directly related to the main function of the building; - Classification of civilian premises by their role in the functional process
universal specialized administrative organizations and legal institutions Communication, financing and insurance companies Science and technology organizations Health and physical education institutions Public services and public utilities educational institutions Trade and public catering enterprises Transport organizations Culture and art institutions Spectacular public buildings with halls for large spans of the building multi-purpose, in which you can temporarily transport create spaces of the building, where you can periodically change the size of the premises and their grouping Figure - Classification of public buildings on a functional purpose
Typology of residential buildings v v v A residential building is considered to be a building with a postal number, the whole or not less than half of the total area of \u200b\u200bwhich is intended for permanent residence, located on a land plot within certain boundaries with all auxiliary buildings, structures and landscaping elements located on it within certain boundaries. Residential buildings are intended for permanent or temporary residence of people in them. They are divided into the following groups: apartment buildings; dormitories; homes for the elderly and families with wheelchairs.
Residential buildings Apartment buildings are divided into five groups according to number of floors: v Low-rise - 1-3 floors v Middle-level floors - 4-5 floors v High-rise floors - 6-9 floors v Multi-storey buildings - 10-16 floors v High-rise buildings - 17 floors or more . According to the 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 volume-planning structure, residential buildings are divided into the following types: § Manor-type residential buildings - single-family, semi-family; § Apartment buildings - block, sectional, corridor, gallery. The main type of residential building is apartment. The main element is an apartment for one family.
Depending on the purpose, residential houses are divided into three groups: § For permanent residence (all types of apartment buildings, including: houses for small families, boarding schools) § Temporary residence (dormitories) § Seasonal residence (intended for traders, oil workers, shepherds, builders etc.) § Low-rise individual residential buildings with apartment plots are called manor-type houses.
By the nature of development, apartment buildings are divided into 4 types: with apartment plots in which each apartment has its own land; with elements of primary household services and a green area intended for general use; with well-developed services, including a different set of modern apartments, a complex of service institutions to meet the most diverse cultural and domestic needs of the population of this type of house (youth residential complexes (MZHK)); hotel type, designed for single and family of two or three people, not leading the full amount of the household. The apartments in them have a small living area, a reduced composition of utility rooms (kitchen niches, combined bathrooms with shower trays, etc.). Such houses provide for a developed system of public utilities and public services.
Figure - Types of single-family residential buildings: a - one-story single-apartment; b - attic, c - partial arrangement of rooms on two levels; g - single-room two-story; d - 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 fodder kitchen, pantries for food and seasonal clothes, a garage, a workshop, etc. Communication - includes an entrance area, a vestibule, a front), corridors, a hall, stairs.
The main advantages of blocked houses: the ability to build in difficult terrain; the presence of blind end walls of block houses, which allows forming apartment buildings of complex configuration, different composition of rooms and different levels (one-, two- and three-level); connection of block houses through inserts in the form of utility rooms, garages, exits to a personal plot, hallways, etc. high building density; reduction of the perimeter of the outer walls for one apartment; reduction in the length of engineering networks; reduced energy consumption for heating.
Figure - Schemes of sections of the first group: a - two-room free orientation, b, c - three-room; d, d - four-room (b, c, d - limited orientation; d - meridional orientation)
Figure - Compositional plans of plans for multi-storey sectional buildings: a - multi-storey with sections of the first group; b - multi-storey with sections of the second group; in - 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; in - rotary
According to the spatial and spatial solution, the corridor residential houses are divided into: single-level, multi-level (difference in levels on the floor, floor) single-level with a staircase inside.
Figure - Corridor type houses: a - rectangular; b - three-beam (trefoil); c - with a shift of the corridor (1 - staircase elevator unit, 2 - stairwells
Characteristic advantages of a corridor-type residential building: a corridor layout improves the hygiene of the house, as through ventilation of rooms through a common long corridor is possible; allows you to most conveniently use the living space in apartments with a large number of rooms; significantly increased productivity and efficiency of the use of elevators; the cost per square meter of housing is significantly reduced by minimizing the cost of acquiring and maintaining the elevator economy; aesthetic indicators are the convenient and harmonious inclusion of technical and service facilities in the layout of the house, the ability to dilute the architectural uniformity of sectional houses in the building.
The disadvantages of the corridor houses include the one-sided orientation of the apartments, their less isolation, lack of through ventilation, a large length of communication links with access to the street.
Gallery-type houses have a number of advantages and high hygienic qualities: two-sided orientation, which provides optimal conditions for through ventilation; they are very simple in their structural design, as a rule, they consist of repeatedly repeated structural planning cells; the cost of the 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 on the floor. convenient and economical layout of apartments, in which utility rooms are located on the side of the gallery, and living rooms are located in the back of the apartment. The location of waste bins in the open air, outside the boundaries of housing, is advisable from a hygienic point of view.
Along with the advantages of a gallery type house, there are 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, since they collect more dust and dirt than in closed stairs; galleries should be illuminated at night, but the lighting should be arranged so that the residents of apartments adjacent to the gallery do not experience inconvenience and anxiety; bedrooms and dormitories are undesirable towards the gallery.
Specialized residential buildings include: office living quarters; living quarters in dormitories; residential premises of the maneuvering fund; residential premises in the houses of the social services system; Fund premises for temporary settlement of internally displaced persons; residential premises of the fund for the temporary settlement of persons recognized as refugees; residential premises for social protection of certain categories of citizens; living quarters for orphans and children left without parental care, persons from among orphans and children left without parental care.