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In Yekaterinburg deficit of land plots allocated for construction, led first to the fact that almost disappeared so-called "empty land" - at least in a good area and with painted networks. Then it became more difficult to find even a site with some huts, which is not the monuments, or with other small buildings, which could be demolished without major problems.
 Is not it a familiar picture for many construction companies, or newly issued land acquisition (congratulations!) Or are still in the pipeline (soboleznuem!)? Thus, at present, have to choose for the most part of the areas on which there are, say, a ramshackle wooden huts, or group of buildings, stuffed with all sorts of companies and firmochki. More recently, large companies have begun to threaten even the demolition of the old five-story building.
In short, many builders have experienced or are about to collide with a big headache called accommodation. And get rid of it is not soon and not without difficulty, as the case is for the majority of new, fraught with unpleasant surprises. The problem is not that the settlement entails a significant increase in costs. The present level of prices in Yekaterinburg can make a profit including to those projects that 2-3 years ago would have been dismissed as marginal.
The main difficulty, especially for small and medium-sized companies, the process of settlement may require much more time, organizational, intellectual and nervous expenditure than originally planned. Here only the most superficial analysis of emerging issues that "SMU" offers to our readers. For simplicity we take only the case of resettlement of individuals, that is, residents of apartment buildings.
 Go there - do not know where, find that - I do not know anyone
Under the new Housing Code, developers are not required to provide a certain minimum square meters of living space per prescribed. Enough to give them a living space not less than they had at the time of settlement. That is: registered 15 people in the room - all 15 and go to live in the same room at the new place. This is good news for builders, and it is well known. However, the good news ends.
Suppose, we have a wooden hut in disrepair for about 30-40 apartments - a typical case of settlement. Where do we start? Naturally with information about who exactly we will settle. That's where we find out what kind of life in the barracks takes only half the apartments, and that is not always we are dealing with the owners, not the tenants. Find out who exactly is to buy an apartment is absolutely impossible.
Then, developers are turning to the district passport office asking for information about the owners of the ongoing demolition of housing on the basis of the relevant order of the head of the city. Here they were waiting for another surprise. It turns out that the information provided is clear, to put it mildly, does not add.
First, some of the owners in the present, the requested address is not live, and they live, for example, in another town, village, or even in another country. With all of them need to get in touch (it still needs a lot of hard!), To persuade them to break away from their cases and you start selling their property. This is the lesser of two evils.
Second, some owners do not just live in an apartment that belongs to them, and where they currently are unknown. All recovered and any data currently in the passport office have left. However, you have to find them in order to buy them a new home to replace the old. Or at least formally notify them of the possibility. But where to find them? The employees of the construction company is rapidly beginning to learn the skills of operational investigative activity: evoked where they work, where their children studied (for example, temporary residence in the dormitory), meet with former classmates, neighbors, trying to find over all databases, etc . the results are, but not always. In practice, the author of this article was the case when the next one owner lost in Chechnya. What do you want to go there and, help to direct? Most worryingly, he was the owner of a room in a communal apartment. (What are the risks - see below). And at the passport office certificate stating that they have no information on the residency of a person that you could, at least, present in court, you will not be for nothing.
Third, a number of apartments or rooms will be no data on the owners. Let's say there's two bedroom apartment. In two rooms of three spelled Gnilomedova citizen since the 60's. The rooms themselves are thus owned by the municipality. And about one room do not know anything. Absolutely nothing. Available room is, and in the database there is no passport, as well as a database of BTI, and the Federal Registration Service as a white spot. Good advice, what to do in such a situation does not exist. Every construction company should get out, based on the specific situation and through the ingenuity of its employees.
We want something, do not know what
After finding the owners and entered into contact with them, you can proceed to the second stage - holding talks with them about buying their property and the acquisition of new. In the best position here are the company that is building a commercial property, especially large shopping centers. They can not afford to resettlement on luxury for the residents of barracks conditions. Say, instead of a two-room apartment in an emergency wooden structure - also provide a two-room, but the house mid-80's built in a nice area. Or instead of a room in a communal apartment - studio apartment. It would seem, excellent conditions, which are not always able to provide, for example, real estate developers for housing?
However, even here there are difficulties caused by human psychology. Initially delighted at the proposed conditions, tenants barracks suddenly become afraid to make a bad bargain. Ha, if I give the whole room for a studio apartment, it may be, will give two-and? They have, I suppose, a lot of money, since such construction conceive? Can be, and will give a three-room? Further more, begin to follow closely, and what was the neighbor? How do not you suggested, it should not be worse than the neighbor! And residents in great detail and promptly inform each other of all the twists and turns of his talks with the construction company. No account is taken, as a rule, only one side of the coin. "I have more room than the neighbor, and he got a flat the same as I do. So, I do not know how to bargain, to insist on our own! "The fact that the neighbor's apartment will be located in a remote area, or that he had a family more often ignored.
In short, the longer the negotiations drag, the harder it becomes psychological atmosphere. The logic works less and less. Increasingly important to the principle of combination of carrots and sticks. In the end, be the last tenant in an empty house, which is gradually finding shelter the homeless and drug addicts - the pleasure is clearly below average.
There is a category suspicious owners. They are not so much afraid of a bad bargain as you see in some scam. And what you have to offer good conditions, and that to understand "what's the catch" does not succeed, only reinforces their suspicion. These tenants are hiring themselves realtors experts, lawyers, who are trying to cling to any disadvantage. The combination of a suspicious owner and unskilled, but energetic lawyer - a terrible thing that can wear down the most gentle and patient.
The opposite of the above, another category of property owners living on the principle of "let the whole world will end, and we drink tea." These people, most of them are very respectful of strong alcoholic drinks, all of his life happy. So vain procedure as moving, they did not appeal. If you, the builders, so much want us to move somewhere and fuss yourself. And we literally finger for this move will not, and will not change the routine schedule and way of life, even the day of the sale and purchase their own homes.
The complexity of the interaction with the owners that are far from Ekaterinburg, we have already mentioned.
Walking through the corridors
Deserve a separate description the process of registration of transfer of ownership of the property to be demolished from the tenants to your entity. This stage is not as emotional as the previous one, however, as any contact with the bureaucracy, it is extremely exhausting.
Let's start with the fact that almost every apartment or a room in a communal apartment, the whole package of documents and information necessary for you to collect, not tenants. Otherwise, you do not start building ever, waiting in vain to resettled action. Some of them, who in his old age, no longer able to go through the whole marathon standing in lines and filling out endless forms. Debt for utilities, for the most part, as you have to put out. It is obvious that there should not be penny wise and lose time. Technical information in order BTI - again, you, as well as wait for technicians to inventory another apartment. Technology, by the way, will soon become your good friends. And not only they, but many, many specialists of various state and local government agencies.
And buying an apartment from the owner - is the most simple and convenient for you in case. Therefore, it is found rarely. Much more often settle the apartment is owned by municipalities and residents - naemschiki under the orders of 60-70's. In this case naemschikam help arrange privatization of their housing, and only then buy it. But it is a long and complex process, fraught with suspensions and failures in privatization trifling reasons.
There is an option to negotiate with the city administration that she would buy a new home for the resettled, and your construction company will perform in the transaction as the payer. In return you get from the administration of the old housing. However, this method has its drawbacks.
In your practice of settlement will necessarily get at least one (but usually more) unhappy apartment. From the beginning with its design will go way as to cause you the most trouble. For example, it turns out that in this apartment and the tenants did not coordinated redevelopment. And now you have to coordinate it with tears in court or persuade relevant experts consider that the house is being demolished and we should not bring the case to court. When you try to pay the debt for utilities for the apartment, you find that it is not in the database Single billing center. In the center you will argue that a cooperative house, even though you have more than a dozen times to pay the debt to other apartments. After much debate and nervotrepatelstv find that your home is, say, № 15 and the only reason this apartment then they have in the database relating to a non-existent house number 15a. Later, at the wrong time it turns out that the power of attorney of one of the owners for the right to collect the certificates and documents issued by an expired passport. By this time, the trustee will be required outside of the city in a remote place on a very important and urgent matter.
Be sure the trouble that can be listed for a long time, will haunt you with this apartment until the end. Up to what is already assembled and ready to documents it is for the apartment will be lost if it is registered by the Federal Registration Service.
In conclusion, I want to give another useful tip. Do not settle communal apartment as long as the owners do not install all of every room and with no established good contact. The fact that the registration of sale of any room you have to submit to the Fed's rejection of the pre-emption of the room neighbors. And if the trail of one of the residents lost in Chechnya, and other rooms without a purchase you will not succeed. You will receive a suspension of registration of the neighboring rooms, whose term expires in a month. |
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