1. Is the evaluation report overdue?
See if the validity period of the evaluation report is indicated on the evaluation report. There is no clear law in this respect, and the validity period varies from place to place, but it must be written into the evaluation report. In practice, the validity period is generally one year. According to the Guiding Opinions on Real Estate Mortgage Valuation issued by People's Republic of China (PRC) and the Ministry of Construction, the validity period of the appraisal report shall not exceed one year from the date of issuance of the appraisal report; If the real estate appraiser predicts that the market price of the appraised object will change greatly, the validity period of the appraisal report shall be shortened. In other words, the people's governments at the city and county levels should generally sign compensation and resettlement agreements or make compensation decisions within one year to ensure that the expropriated people get fair compensation.
Second, whether the reporting procedure is illegal.
First, the selection procedure of assessment agencies is illegal.
Article 20 of the Regulations on Expropriation and Compensation stipulates that the real estate price assessment institution shall be selected by the expropriated person through consultation. If negotiation fails, it can be determined by majority decision or random selection. In other words, the selected assessment agencies must have the participation of the relocated households. Lawyer Yun Sheng often encountered in the process of handling cases, and some demolition parties did not negotiate with the relocated households, claiming that it was absolutely fair and just to draw lots to select the evaluation agency. Director Wang reminded that it is illegal in procedure without the participation of relocated households.
Second, the evaluation process is illegal.
The Measures for the Assessment of House Expropriation on State-owned Land strictly stipulates the procedure of house assessment. The general procedure is divided into the following steps: selecting an appraisal institution → entrusting an appraisal institution by the house expropriation department → investigating and defining the appraisal object by the house expropriation department → providing the appraisal institution with relevant information about the houses within the expropriation scope → conducting on-the-spot investigation by the appraisers on the houses to be expropriated → publicizing the preliminary appraisal results to the expropriated persons within the expropriation scope → applying for review and evaluation.
Third, the evaluation document is not standardized.
Whether the evaluation report is standardized. It goes without saying that the evaluation report must objectively state the evaluation situation. In addition, the appraisal report must be signed by two or more appraisers and stamped with the official seal of the appraisal institution. If the above requirements are not met, the relocated households can raise questions.
Non-standard evaluation procedures will directly lead to low pay.
Iii. Whether field investigation is conducted in the evaluation.
The appraisers shall actually investigate and inspect the housing conditions. In practice, in order to save time and cost, some assessment agencies often only determine the housing area according to the data provided by relevant departments. However, the registered area of some houses is not consistent with the actual area, and the unregistered area is not necessarily without compensation. Without field investigation and investigation, the evaluation conclusion is doubtful.
Fourth, whether the evaluation method is reasonable.
Generally speaking, the appraisers will choose one or more methods to evaluate the value of the expropriated house after analyzing the applicability of evaluation methods such as market method, income method, cost method and hypothetical development method according to the appraisal object and the local real estate market. If there is a transaction of the same kind of real estate of the house to be expropriated, the market method should be adopted to evaluate it; If the expropriated house or its similar real estate has economic benefits, the income method should be adopted to evaluate it; If the expropriated house is under construction, the hypothetical development method should be adopted for evaluation.
In the process of demolition, most of the evaluations adopt the market evaluation method. Therefore, you can measure the value of your house according to the market price of similar properties in the same lot.
Verb (abbreviation of verb) What should the evaluation report include and is it complete?
A friend only received an evaluation form from the demolition office or the house expropriation department during the demolition, which may be one page or two pages. Please note that this list is not an evaluation report in itself. A formal evaluation report is as thick as a book, which is very different from an evaluation list.
The complete evaluation report shall include the following parts: 1 cover; 2 directory; 3. Letters to customers; (4) appraiser's statement; 5. Assumptions and limitations of valuation; 6 evaluation result report; 7. Appraisal technical report; 8 attachment.
Many people only receive the result report with the price written on it, but the appraisal report stipulated by law should fully reflect the facts, reasoning process and conclusions involved in the appraisal.