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baffin jewelry wholesale The establishment of a modern real estate valuation system in my country has begun from the mid -1980s, and it has a certain scale. The main manifestations are: First, the real estate valuation system has become the statutory system of the country. In 1994, the State Real Estate Management Law stipulated that the state implemented the real estate price evaluation system and the qualification certification system for real estate appraisal personnel. Second, real estate appraisers have implemented a unified national examination. Since 1995, nearly 20,000 people have obtained qualifications. Since 2002, they have been held once a year. Third, the state introduced the bonus price specification. Fourth, the China Real Estate Valuation Association was established. However, there are still some problems in the current real estate evaluation. The first is that the relationship between accountants, asset appraisers and real estate appraisers is unclear, and their responsibilities are unclear. The office of the State Council's leading group of the economic certification intermediary agency is located in the China Accountants Association. It is necessary to separate the asset evaluation and merge with real estate valuation. In 2001, the State drafted a "Report on Unifying Opinions on the Management of Animer Service Market in my country" (draft for comments) and sent to the Ministry of Finance, the Ministry of Construction, the Ministry of Land and Resources, the Ministry of Personnel, and the State Administration for Industry and Commerce. : Evaluation is an independent industry. Establish three platforms: law, accounting, and evaluation in the future. Specific vision: First, the State Council establishes the management committee of the Economic Professional Social Professional Service Organization, uniformly exercise the state's management rights for evaluating the service industry, and puts the current Ministry of Finance, the Ministry of Construction, and the Ministry of Land and Resources. Its functions include the formulation of evaluation management regulations, qualification establishment, market access, supervision of industry organizations, appraisers and evaluation agencies. The second is to set up an independent industry association for evaluation industry, which is to merge the China Asset Evaluation Association, the Chinese Real Estate Appraiser Society, and the China Land Evaluation Association. The following is divided into the China Asset Evaluation Association, the Chinese Real Estate Appraiser Society, and the China Land Prommer Association. Of course, the objections involved in several departments involved in the relationship are relatively great. Recently, I contacted the relevant departments and prepared to attach their opinions with the opinions of several departments to make it on top. We believe that there is no need to set up a physical committee that should set up a cross -departmental joint meeting to jointly discuss the evaluation criteria, terms, terms, charges, professional ethics, industry access standards, or recognition of each other qualifications, reaching consensus to reach consensus. On the basis, several departments jointly issued documents, and the contact meeting was relatively loose. The Planning Commission has an opinion on this, saying that it has split its price management function like this; it also believes that the entire evaluation should be managed by the price department, and the evaluation is price behavior. The Ministry of Personnel also has opinions. They believe that the issue of cleaning up professional qualifications should be done by the personnel department. Second, real estate appraisers and asset appraisers cross. This problem exists objectively. Real estate assessments in the United States, the United Kingdom, Hong Kong and Taiwan are called asset evaluation. The mainstream is the assessment of real estate, and the proportion of other assets is small. Why a asset needs to be evaluated and must have two basic conditions: First, the uniqueness, any commodity assets have a certain price in theory during the conversion process, but it does not mean that professional assessment is required. General commodity transactions. The price is obvious and does not require professional assessment. Therefore, the general asset evaluation is very interested in the assessment of real estate and land, because its value is quite large, and the required cost is small compared to assets. Traditionally, it is necessary to evaluate, of course, real estate, as well as antiques, famous artworks, etc. Some jewelry and diamonds also need to be appraised. At present, the overall assets of the enterprise need to be evaluated, and an intangible asset must be evaluated in extremely individual circumstances. In addition, why is the real estate assessment in the asset evaluation? The total wealth of real estate accounts for the absolute majority in society, and according to conservative statistics, it accounts for 60-70%. Many assets of a family, enterprises, and countries are condensed in real estate. In the evaluation, there are several main assessments. One is the mortgage evaluation. To obtain funds in the market economy, it is necessary to rely on things to guarantee. The final selection of countries in the world is real estate. Because it cannot run, long life, and value, it can ensure appreciation in a sense. In this way, several characteristics determine that real estate is suitable for mortgage; tax assessment is basically no one. In the future, we must have it. The operation of state machines depends on taxation guarantee. The collection should be carried out according to its value. Forcibly requisitions should be compensated according to law. For example, in the demolition of houses, the demolished houses should be evaluated. Therefore, in asset evaluation, real estate assessment is the boss. Third, the real estate evaluation agency needs to be decoupled as soon as possible. Most real estate evaluation agencies used to be the government's trading department, and later gradually became real estate assessment firms. When all the affairs, they also exercised some of the government functions. They were both referees and athletes. Now in accordance with the provisions of the State Council, it is indeed difficult to set up a limited liability company to evaluate the business. But for most, this is an excellent opportunity. Through reform, the original brand will be given to you. If you have done a good job, you have business relationships. relation. Think about it, and it is more practical to engage in an evaluation office. After joining the WTO, real estate must be challenged ................ The impact of real estate service fields may be very large. Evaluation is service. There are intermediary services and property management in the service field. The larger one is probably the agent, and the agent can open the chain store. Both the United States and British evaluation agencies are substantial. Evaluate in China you must have evaluation qualifications. But now the pressure is relatively large, they develop their members in China, engage in some training courses, and get his qualifications. For example, after financial insurance comes in, because many financial services need to be evaluated, they may find their evaluation agencies.

. The idea of ​​assessment

1. Introduction of relevant standards and methods. The first is to revise the national assessment specifications, especially the evaluation specifications of demolition; the second is to formulate new standards, and the new terms of real estate valuation passes the symbols; the third is to formulate a demonstration text for real estate valuation contracts. At present, the valuation contracts are diverse, charging and chaos commitment; the fourth is to amend some of the provisions of the qualification level management of real estate price evaluation agencies; fifth is to formulate the management measures for continuing education for registered real estate appraisers; In the past, our evaluation was theoretically ok, but in practice, it has evolved into a model and has become a formal assessment. At present, the accuracy of the assessment is not enough, especially in demolition, the evaluation is often accurate to the yuan, otherwise the people will not do it. Therefore, once disputes occur, a method of mediation dispute is needed. 2. Test of real estate appraisers. Starting this year, it is held once a year. The textbooks and examination outlines must be modified. Originally, the four -door exam, the first question is objective questions, such as single -choice questions, multiple choices, judgment questions, comprehensive analysis questions, as long as you choose. The subsequent questions are all in charge, especially the case, which causes a lot of workload and long time. The important thing is that the scroll is difficult to be objective, reasonable, and fair. Sometimes it is difficult for people to understand the answer. People who are more rigid, the same answer is to be right, just a few words or in another statement, it is wrong to judge you. There may also be answers better than reference answers. Because your standard answer cannot be said comprehensive. Therefore, after a few years of exploration, whether the question type is to make some adjustments, or it is to change to a single selection, multiple choice, judgment, and comprehensive analysis. Comprehensive analysis is actually a choice, it is also a single choice, or a combination of combination. Now, the experts of several original propositions have greeted them and told them to think. Everyone reports that if it is changed to an objective question, whether it can reflect the actual level is indeed a problem. 3. Real estate agent exam. On December 18, 2001, the Ministry of Personnel Construction issued a notice on the temporary provisions of the qualification system of real estate brokerage personnel and the implementation of the implementation method of real estate brokerage personnel qualification examinations. Real estate agent, simply speaking, is the agency sales staff who buy a house and rent a house Essence But to obtain a license. After studying abroad, foreign countries have also conducted exams and conducted each year from this year. There are four textbooks for the exam. One is "The Basic System and Policy of Real Estate", and the "Related Knowledge of Real Estate Brokers", the third is "Real Estate Brokers", and the fourth is "Introduction to Real Estate Brokers". Now the intermediary service agency, Shenzhen is better. 4. Management of real estate appraisers. The first is to register from 2001. Later, it was considered to be divided into occupations and non -occupation management. The method of registered management is to register with qualified institutions and decoupled and restructuring institutions. This is the original registered regulation. There is no conclusion on this issue. One idea is to register, divided into occupations and non -occupations; the occupation is working in a qualified decourse and restructuring institution, and the others are non -occupation. One of the registered methods is where you originally got it, and you registered in the original unit, but this is contrary to the management measures. Another is to register at a qualified assessment agency. This method can reflect your real situation, and there is another point of view that as long as you are in the decoustal restructuring mechanism, you will register for you. According to the registration regulations, the others are not registered, but there may be some problems. We still feel good. At present, you are registered for registration, and at the same time, you will have a special registered seal, which is eligible to post a special seal of practice; if it does not meet, there is no such chapter. If you have a dedicated seal, the signature will take effect. Those who do not have a professional chapter can only do some auxiliary work. The second is continuing education. Our continuing education has been carried out, with compulsory courses and elective courses. For compulsory courses, according to the requirements of the department, we must participate in the continuing education training course organized by the China Real Estate Association; the elective courses are responsible for training. Continuing education adopts two forms, one is concentrated in the training center of Huangshan Training Center. Those who have enthusiasm in the province can engage in their own training textbooks. Clean up for the valuation personnel through training. The third is to establish an appraiser's query system. After initial registration and training, whether Zhang San and Li Si are real estate appraisers, registered or non -registered, whether there are inferiority, where people are, where people are, on the Internet or what form can be found. 5. Management of real estate appraisal agencies. Focusing on the decouplery and restructuring of the real estate appraisal agency, a comprehensive foundation is performed. After the decourse restructuring, how many of the regular institutions have, what kind of qualifications, what are its names, what are the legal person, what is the registered capital, the phone, the address, including the list of valuers, must be figured out. At the same time, two systems are established, one is to establish a query system for real estate appraisal agencies; the other is to establish an alliance for the national real estate evaluation agency. Design a national unified brand, unified service standard, unified corporate image, you can join, not affect your current boss identity, you are completely independent of accounting, and you are a legal person. After doing it, the people in the society believed in this brand. Like McDonald's which restaurant you go to the world, you can enjoy the same service standards, and the taste of what you eat is basically the same. This bigger and stronger is not only for foreign countries, but also to compete at home, thereby improving our competitiveness. 6. Members of the Development Association to carry out membership of members. There may still be some problems in the development of our association membership work. Now our members are divided into two types: group members and individual members. You are a real estate appraiser and must be a member. Of course, members also provide some services, what are provided, and hope to do a communication. Of course, we will not increase everyone's burden. Like abroad, which member of the association is you, others are more trustworthy and trustworthy. 7. External communication. It turns out that we basically do the same, but now we have encountered a problem with the issue of mutual recognition with Hong Kong. There is a Hong Kong Surveyor Association in Hong Kong. It was changed to the Hong Kong Surveyor Association. Its surveyor is broad, with land measurement, measurement of work materials, real estate appraisers are called industrial surveyors, which is the issue of mutual recognition. Therefore, many of their institutions have entered the mainland for many years. Our 2001 appraisal exam allows foreign and Hong Kong and Taiwan to participate in qualified participation. This is not available in the past. Another is to recognize each other through mutual recognition. They acknowledge us and we admit them. At that time, they were worried that so many valuers in the mainland would have an impact on them. In fact, the opposite was their impact on us. They can come in, we can't go out. In terms of our Ministry of Construction, registered architects, urban planners, etc. exist in this problem. In terms of external exchanges, we are preparing to organize abroad for inspections every year, and go abroad to see how other countries develop. 8. Scientific research. The development of the association also needs to be supported by scientific research. Starting this year, we have a selection of valuation report each year. At the same time, the association comes out some funds to engage in scientific research topics. For example, it is necessary to study the reasonable error of the valuation, how to master foreign abroad, and how should it be mastered in China, 10%or 15%. 9. Establish a self -constraint mechanism. The mainstream of our industry in the development process is good, but there are many problems in reality. If the vicious competition is a low -cost charging, including how much you can comment on the commissioner, and the rebate. How to establish the self -restraint mechanism of an appraiser and an appraisal agency, we thought of some of the great ideas, that is, to learn foreign models to join insurance, and each appraiser must enter insurance. The so -called insurance is a dedicated error caused by the insurance company. Insurance companies do not accept your insurance, depending on your reputation, good reputation is accepted, some of the reputation is not good, there are inferiority, the insurance premiums are high, you may not afford it, then you will not enter the insurance. In the future, when my client is looking for your institution, first of all, you will see that you enter the insurance without insurance. If you do n’t have insurance, I will not do it at all. You have no insurance, you can't survive in this industry. Another is to establish a risk deposit and submit it to the industry association. From your business, it proposes a certain amount, and the business association compensation is issued, and the serious future will be expelled. These two mechanisms have not been established in our country now. In the future, the society will publicly do scientific research topics. I hope everyone will make some suggestions with us how the association develops. Third, the problem of evaluating the technical technology is mainly the object of valuation. In the modification of our examination materials, it is more important to correctly understand or define the valuation object. The definition of valuation objects, we have classified from two aspects. One is the physical object of our real estimation. For example, the realization of real estate includes three aspects. On the one hand, it is real. Things; the second aspect is the rights and interests of real estate, that is, ownership and right to use. The quality of the real thing has a greater impact on its value, such as reinforced concrete structures, brick structures, and steel structures very different. The quality of the real objects is different, and its value is different. At the same time, the physical condition is different. If the equity is different, the value is very different. The price of complete commercial housing and economic practical housing is different. There are also public housing bought in the housing reform divided into cost -priced housing and standard price housing. Its listing policies are different. Another aspect is the location. The housing is located in different positions. It may be the same in actual conditions, and the equity status is the same, but its value is different. There are probably several types of valuation objects in our reality: one is the empty land, that is, there is no land for buildings. The second object of valuation is the land of the building, and there is a building on the ground, but our valuation target is not just the land. I read a lot of reports, what is the valuation object in the report, and many of them have not been explained clearly. Of course, this building may have been built, it may be old or new. The third type is the building on the ground, which does not include land. The fourth object is the synthesis of land and buildings. The fifth target is under construction. This valuation is more in our reality. Most of the evaluation methods adopt the cost method. The fifth target is a real estate development project under the construction of real estate developers. Buying by ordinary people is a house built in the future, what kind of decoration, what kind of grade, and what kind of apartment type, most of them may still be on the drawings. The sixth type we define it as a real estate in future conditions. The seventh is the real estate that has disappeared. This is not much. However, some cases may need to be done, and real estate does not exist, but it also requires you to estimate. There are also some examples. For example, after a fire occurs in the city, the house is insured. After the fire, the house is gone. Money, you go to the scene to see, only this land, but the evaluation is to evaluate this house. This is the object of the disappeared real estate as an valuation. The eighth is the real estate in the current situation. Different from the real estate differences in the past, such a case, such as the increase in decoration, encountered such a case. There are several kinds of situations in Beijing. I guess other places. If the developer originally covered a shopping mall, it was pre -sale. When the main body of the mall was completed, the buyer was renovated in advance. In order to catch up, in order to catch up Time may be a bit worse later, because the mall has built a lot and the price is falling. Make a check -out. If you leave the room, others later bought it because how much is the decoration? No matter how much you pay, how much you pay, but what is objective? In this case, you can also entrust our real estate assessment agency to do it. I don't know how to do it, some of them are looking for accounting and auditing, and checking its account according to the documents provided by the decoration unit. I think this kind of real estate can come to do, the key is how to define the object of valuation. The above -mentioned valuation object is how much is the difference between the house in the past and the current situation. The ninth type of valuation is a part of the real estate as a whole. This is mainly a floor, a house, and an apartment. In a sense, it is a part. The tenth type of valuation is real estate containing other assets. Typical is to evaluate the overall hotel, which is done with the income method. It is naturally covered. The beds, cabinets, and televisions inside are real estate valuations containing other assets. The eleventh is a part of the real estate as a whole. The object of my valuation is the whole of the enterprise. It is possible that the real estate of the enterprise is independent of the assessment. Many of the current listed companies do this. Real estate insurance valuation is also very important. The most typical is fire insurance. The object of insurance valuation should be a part where disasters and losses may occur. For example, the value of the land can be calculated without calculating the insurance valuation of a house, because even if a fire occurs, the land will not be lost. This is divided from a physical perspective. If the valuation target of real estate is divided from the perspective of equity, there are roughly 18 types of valuation objects. The first is the right to use the right to use the land and ownership of the house, that is, the procedures are complete, and the property rights are clear. Evaluation of other rights of other items. The second is the right to use the right to use land and ownership of the house. my country's land belongs to the state or collective, and ownership is not worth the time being. The third type of real estate ownership on the collective land of farmers. The fourth is real estate with part of the property rights, such as houses purchased at a standard price in the housing reform. The fifth type is the common real estate. Without the written consent of the co -owner, the real estate cannot be transferred. The sixth kind of real estate with leases, that is, real estate that has been leased, such as shopping malls, office buildings, etc. The seventh type is to set up real estate with mortgage rights, and its value is the principal and interest involved in the mortgage right with clean real estate. The eighth type is to set up real estate with classics, and its value will be lower. The ninth type is to set up real estate with location rights. The typical is the right to pass, and the passage on the land of others also affects its price. The tenth type is real estate with incomplete procedures. The eleventh is real estate with unknown property rights or disputes. The twelfth is a real estate for temporary land or temporary building. It is divided into real estate that exceeds the time limit of approval and less than the deadline. The thirteenth type is a real estate that crosses the law or illegal building. Strictly speaking, this kind of real estate is worthless. The fourteenth type is a real estate that has been classified or demolished. At present, the differences between trading and demolition under the condition of monetary compensation are also studied according to monetary compensation. The fifteenth is real estate that has been seized or regulated by the court. The 16th is the rental right of real estate. In a sense, the right to use land is essentially a lease right. The seventeenth is the code of real estate. The classics themselves can be traded and similar to mortgage. The mortgage in the West can be traded. The eighteenth type is the right to use real estate. Under the conditions of the market economy, this space sometimes does not buy and sell as a whole. This is the issue of space utilization. In Japan, the government must go through one place to build a road. You do n’t need to buy it all. Just buy a part and buy a three -layer to four floors. The foundation in our country is mine. I may cover three floors and sell them more than three layers. This is also a kind of space utilization.