CONSTRUCTION AND DEVELOPMENT OF AN ACTION PLAN FOR THE MANAGEMENT OF A RETAIL PROPERTY

СТРОИТЕЛЬСТВО И РАЗРАБОТКА ПЛАНА МЕРОПРИЯТИЙ ПО УПРАВЛЕНИЮ ТОРГОВЫМ ОБЪЕКТОМ НЕДВИЖИМОСТИ

Семёнов Андрей Алексеевич

студент группы ССЭм-23-1, Институт архитектуры, строительства и дизайна, Иркутский национальный исследовательский технический университет,

РФ, г. Иркутск

Шадаева Лада Иннокентьевна

научный руководитель, канд. филол. наук, доц. кафедры иностранных языков №1, Иркутский национальный исследовательский технический университет,

РФ, г. Иркутск,

ABSTRACT

Technical and economic expertise is one of the important stages in the life of any real estate object. The object of the study in the work is a shopping mall located in the city of Irkutsk at the intersection of Rosa Luxemburg Street and 19 Sovetsky Lane. The subject of the study is the technical and economic condition of the object. The purpose of the work is to assess the technical and economic condition of the object. The main methods of analysis: factorial, comparative, economic-analytical, normative, automated, indirect, direct. The main tools for analysis: computer program MS Excel, computer program AutoCAD. As a result of the technical and economic expertise of the shopping mall on Rosa Luxemburg Street, the value of the real estate and business was determined. The real estate was surveyed, defects were analyzed and measures to eliminate them were determined. The economic condition of the real estate was analyzed. The results obtained can be used for effective real estate management, for concluding a purchase and sale agreement and other real estate transactions.

АННОТАЦИЯ

Техническая и экономическая экспертиза является одним из важных этапов жизни любого объекта недвижимости.

Объектом исследования в статье является торговый комплекс, расположенный в городе Иркутск на пересечении улицы Роза Люксембург и 19 Советского переулка. Предметом исследования является техническое и экономическое состояние объекта.

Целью статьи является оценка технического и экономического состояние объекта.

Основные методы анализа: факторный, сравнительный, экономико-аналитический, нормативный, автоматизированный, косвенный, прямой. Основные средства анализа: компьютерная программа MS Excel, компьютерная программа AutoCAD.

В результате проведённой технической и экономической экспертизы торгового комплекса по улице Розы Люксембург определена стоимость недвижимости и бизнеса. Произведено обследование недвижимости, проанализированы дефекты и определены мероприятия по их устранению. Было проанализированной экономическое состояние объекта недвижимости.

Полученные результаты могут применяться для эффективного управления недвижимостью, для заключения договора купли-продажи и прочих операций с недвижимостью.

Keywords: real estate, construction, management, expertise, business.

Ключевые слова: недвижимость, строительство, управление, экспертиза, бизнес.

The real estate and trade sector is one of the most dynamically developing sectors of the economy, and effective management of retail properties plays an important role in their successful operation and competitiveness. In today's environment, when competition in the real estate market is becoming increasingly fierce, a structured and professional approach to planning and managing retail properties is becoming critically important. Therefore, studying and developing an effective action plan for managing a retail property are urgent tasks for specialists in this field.

This paper examines a shopping center located at the following address: Irkutsk, Rosa Luxemburg Street. The following examinations and studies will be conducted on this facility:

1) Architectural and planning solution for the facility.

2) Technical and forensic construction expertise.

3) Calculation of the facility estimate based on aggregated indicators;

4) Real estate appraisal.

5) Business appraisal.

6) Management.

7) Legal expertise.

8) Environmental expertise.

Research and development of an action plan for managing a retail real estate facility are an important task for ensuring its successful operation and competitiveness. Analysis of architectural and planning solutions, technical and forensic construction expertise, pricing, real estate appraisal, business appraisal, management, legal expertise, environmental expertise and life safety allows us to ensure the operability and safety of the real estate facility, as well as to develop a comprehensive management strategy that ensures the effective functioning of the retail facility.

During the visual inspection of the facility and analysis of the design and working documentation, the following characteristics of the facility were determined. The retail facility with an underground parking lot is a rectangular building, faced with curtain metal panels of green and yellow colors. The development area is 2180.98 m², the total area of the building is 7601.84 m², the usable area of the building is 7284.9 m². The building volume is 37949.1 m³, the height of the building is 12 m. The calculation of the facility estimate based on aggregated indicators was carried out in accordance with the "Methodology for determining the estimate of the cost of construction, reconstruction, major repairs, demolition of capital construction projects, work on the preservation of cultural heritage sites of the peoples of the Russian Federation on the territory of the Russian Federation." The cost of construction of the entire area of the building amounted to 452,762 thousand rubles. Also, the result of a visual inspection of the building is a defect list, on the basis of which recommendations were formed to prevent the occurrence of structural defects in the future.

The real estate property was assessed to make management decisions during its further operation. The assessment was made in accordance with the requirements of the Federal Law of 29.07.1998 No. 135-FZ "On Appraisal Activities in the Russian Federation". The value of the retail premises, determined by the comparative approach, was 462,581,352 rubles, by the income approach - 445,207,896 rubles, by the cost approach - 470,000,000 rubles. The rounded value of the retail facility was 500,000,000 rubles. For effective management of the real estate property, it is necessary to develop a number of measures to improve the efficiency of the facility. The facility is classified as investment property, as it has the appropriate characteristics. The shopping center was created by the owner in order to increase equity, which is a characteristic of investment property. The main goal for effective management of the retail facility is to obtain maximum income and increase the value of the facility as a whole.

The management method chosen was management with the help of a management company affiliated with the owner of the commercial real estate property. This method of investment real estate management was chosen because the shopping center is a complex object to manage, requiring the owner to make timely and correct decisions. The cost of maintaining 1 square meter of the object is 173.43 rubles per month. The annual net operating income was 46,207,375 rubles. The results of the legal examination of the available documentation showed that the owner of the shopping center has all the rights to the land plot and the commercial real estate property. All the documentation provided is reliable, drawn up in accordance with the requirements of regulatory documentation.

An environmental assessment is carried out to determine the contribution of the environmental component to the market value of a real estate property, as well as to verify the compliance of the design documentation with the requirements of environmental legislation, standards and regulations in the field of environmental protection and conservation. During operation, emissions of industrial pollutants into the atmosphere are not envisaged. However, like any shopping center, this facility has a complex impact on the environment. During operation, combustion products of motor fuel will be emitted into the atmosphere through the ventilation system and the entrance. The environmental component is 27,582.2 rubles, which is 0.0061% of the total cost of the commercial real estate property.

During the work, examinations and studies were carried out in various areas, including architectural planning solutions, technical and forensic construction expertise, pricing and estimating, real estate appraisal, business appraisal, management, legal expertise, environmental expertise and life safety. The analysis of these aspects allowed us to develop a comprehensive strategy for managing a commercial real estate facility, ensuring its effective functioning. The result of the comprehensive study of both the real estate object itself and its title documentation is:

1. calculation of the property value assessment using the income, comparative and cost approaches, development of an action plan for further management of the real estate object;
2.  calculation of the cost of maintaining the real estate object;
3.  calculation of the net operating income of the real estate object.

The most suitable management method for this real estate object was selected. Visual inspection allowed us to identify defects in the object and draw up a defect statement. All of the above allows us to more accurately predict possible expenses and future profits of the object.

References:

1. ГОСТ 12.0.003-2015, Опасные и вредные производственные факторы. Классификация. – Взамен ГОСТ 12.0.003-74; Введ. с 01.03.2017.
2. Российская Федерация. Законы. Федеральный закон от 10.01.2002 № 7-ФЗ (с изменениями на 31 декабря 2017 года) «Об охране окружающей среды» (в редакции от 14.07.2022).
3. Российская Федерация. Законы. Федеральный закон от 30.03.1999 № 52-ФЗ «О санитарно-эпидемиологическом благополучии населения» (в редакции от 04.11.2022).
4. Российская Федерация. Законы.  Федеральный Закон Российской Федерации «Об охране атмосферного воздуха» № 96-ФЗ от 04.05.99 (в редакции от 11.06.2021г.).
5. Российская Федерация. Законы. Федеральный закон от 29.07.1998 № 135-ФЗ «Об оценочной деятельности в Российской Федерации» (в редакции от 14.02.2024 № 17-ФЗ).
6. Федеральный Закон Российской Федерации «Об экологической экспертизе» № 174-ФЗ от 23.11.95 (в редакции от 14.07.2022г.).