Signs of reliability builder
The question of what the developer can be trusted, was always relevant.But in the period of financial instability risks increase significantly, and therefore the buyer before making a final decision, should be especially careful.
Natalia Solomon, CEO of MIC-Real Estate (GC MIC) results in the following characteristics reliable developer:
- Availability handed objects in the apartment already furnished in the property;
- lack of frozen construction projects;
- active workflows at the site chosen object;
- information in the media and on the Internet (including reviews) - always write about the problems;
- information on the website of the arbitral tribunal;
- sale in accordance with Law 214.
Leonard Blinov, Director of Marketing UrbanGroup considers important reputation of the builder, as well as how the company adheres to the stated rates of construction."The apartment is worth buying from the developer with a good reputation and building readiness of houses less than 30%.You also need to buy property only in residential complexes, the implementation of which is at 214 FZ, which best protects the buyer.
presence of several projects, including at least one complete and one in the mature phase of the building to watch the pace of construction.Information about how he overcame the 2008 crisis.It is desirable that the company had at least 3 years ", - said the expert.
particular importance underscores the reputation of the builder and Bahvalov Vitali, Head of Marketing and Advertising Group of companies SU 22 .According to him, nothing is for the buyer in such a powerful argument as the fact that the company in time fulfilled all its previous commitments in time to finish the facilities - including the crisis of 2008-2009."People can call in on the scene and see with your own eyes - as a rule, then half of the questions disappear."
Alex Shmona CEO real estate portal Move . su says , that openness of the developer, his willingness to talk to the press - a good sign.According to experts, the potential buyer may promonitorit PR activity required the company: its experts examine the comments in the media, active speakers and presentations, etc."If a company is to communicate openly with the media, initiate discussion of their projects - more often it means that they are confident enough in their abilities.Do not confuse PR activity of companies with the publicity of its key figures, based on scandalous statements, etc.Practice shows that the style of doing business in such relevant players, which adversely affects the performance of its obligations to customers "- says Mr. Shmona.
Construction loan
The experience of 2008-2009, many developers are burned because too addicted to credit financing.The market was on the rise, bought up everything - and very often not for their own accommodation and for resale.Create a project, and even with our relatively high sophistication and civility of the market, consultants were engaged on it is not always.Often, neither of which marketing concepts and analytical elaboration of the question, the developers believed that and so will come down - the market will absorb any amount.Then somehow the developer managed to open a credit line, and everything was fine - as long as the crisis in the banks, on the one hand, were unable to continue financing and buyers have learned to count money and began to carefully choose what to buy.And the problem with the mortgage part of buyers immediately cut off.
Does this mean that we should be particularly careful when buying apartments for those developers that build mostly on borrowed money?And whether the purchaser to obtain information about the financial and credit policy of the company?
Leonard Blinov said , that the risks of the buyer so that the developer is building on borrowed funds that are not directly related."If there is a good solid project financing bank, and it will continue, it is a big plus.But the presence of the builder's own funds is also important - it is a big risk, so will try to fulfill their commitments even in difficult situations.Part of the information can be obtained from the project declaration, "- said the expert.
Natalia Solomon agrees that liquidity crisis in 2008 demonstrated the existence of enormous risks from developers who violate the fundamental principle of sustainability: the correct ratio of debt to equity.
However, according to the expert, reliable information to the buyer practically is only available if the developer does not publish its financial statements public.
Vitaly Bahvalov also says that buyer is unlikely to be able to get information from the developer about what money he builds.However, to judge how reliable the developer, not only by how competent financial policy it is, but also, for example, to what it has production facilities."Our company can pohvastsya the fact that we are building on their own, without the involvement of contractors.Not every company has such an impressive production and technical base, as we have.For many people this is an important argument, however, is best for himself says our reputation and history of objects - their delivery on time.How we build - for the buyer is the second question, "- said Vitaly Bahvalov.
Shmonov Alex also believes that information on the financing of the buyer no one will open.But he agrees with Vitaly Bahvalova that the indicator for the buyer is not only the ratio of debt to equity, which is virtually impossible to know, but the production capacity held by the company.
However, debt financing, according to some experts, has its advantages.So, Sergei Liadov, a spokesman for the investment and development company "City- XXI Century" says developer access to credit resources of banks is an important advantage not only for the company itself, but also for its customers.In this case, the risk of non-completion of construction decreased.
That's what Mr. Liadov described the experience of his company's cooperation with the bank in a difficult period of crisis of the previous years: "The crisis of 2008-2009.primarily it affected the developers who were aggressive investment policy by bringing in a large number of loans.However, our company has adhered to a more conservative line of behavior, and it allowed us to keep a balance between equity and debt.Company perfectly fulfill their financial obligations to Sberbank in the most difficult economic period.And it has allowed us in April 2010, close a credit line of 60 million. Dollars, and a little earlier in March 2010, to obtain a new loan from the bank in the amount of 1.1 bln. Rubles.Sberbank is our constant partner for development projects, including the development of a comprehensive program of Strogino district, and for us as a company-builder is very important and valuable, so far, this cooperation continues, not complicated by external circumstances. "
Tips buyer
Sergei Liadov gave the following advice to customers on how all the same to choose a reliable builder.
«The criteria to determine the reliability of the measures the company is, first of all, the conclusion of the contract with the developer equity (PO) with the state registration of the transaction in Rosreestra.Secondly, installment payment, wherever possible.To minimize the risks should include the purchase of the facility construction at the possible later stages of construction.However, in this case, the purchase price, as a rule, will be higher, but a payment for risk reduction.It is important to enter into transactions with developers who have a positive reputation and a portfolio of successfully completed projects of similar construction.Mandatory verification of title documents for land and permits for construction.Reduce the risk of and involvement in the negotiations with the developer documentation and verification of qualified lawyers specializing in such matters, "- said the expert.
mood of buyers and the further development of the market
As you know, during the crisis the demand from the primary market is almost fully switched to the side of "the secondary."Today, with the increased negative trends in the economy, declined any active buyers in the primary market, so you can judge the change in consumer sentiment in the industry on the negative?This is what we asked our experts.
Vitaly Bahvalov told , that their company is not observed drop in demand for apartments in buildings under construction.On the contrary, according to the expert, in the late summer there was a boom in demand.
Sergei Liadov says, in August interest in the objects of the primary market grew significantly, the company recorded a threefold increase in demand."In September, it fell slightly, but still remained at a high level.The greatest demand is now used by the objects of economy and comfort class.Reducing the volume of new construction is not observed.Retains the same level of supply due to the entry of new projects and new volumes in ongoing projects, "- said the expert.
Natalia Solomon shared the view that the demand for apartments in homes, buildings has been growing steadily."The main criterion for the decision to purchase - price.Strategy developers, the market in which the party thrown small apartments in the building intriguing and well-supported activity of buyers, "- said the expert.
Leonard Blinov says , it should be understood that the difference in prices on primary and secondary market may reach 30-40%."Therefore, one who is more at risk, paying a lower price.Although the legal purity of the transaction on the secondary market - not such a simple matter, and it should be checked doskanalno "- said the expert.
Thus, the crisis of 2008-2009 made a more cautious, not only developers, but also buyers.If developers have reviewed their financial and managerial policies, buyers have become more careful about the choice of the developer, pay more attention to its reliability and ability to meet its obligations not only under favorable economic conditions, but also in times of financial turmoil.However, the high activity in the market of housing under construction, even in the moment when the intensified negative trends in the economy suggests that the credibility of buyers is large enough, and their mood is generally optimistic.
portal Move.su wish you not to be mistaken with a choice!
