We tell you what to look for when choosing an apartment in a new building and on the secondary market.
Buying real estate is a responsible step. Before you do it, you want to be sure that no unpleasant surprises will follow. They turn to a realtor for help, but this does not guarantee the absence of trouble. By law, he is only an intermediary providing certain services. Therefore, it is better to figure out on your own how to choose the right apartment when buying.
New building or resale
This is the very first thing to determine. Housing from the primary and secondary markets can differ significantly in quality, level of comfort, and price. You need to understand the difference well and understand the pros and cons of both options.
New building
This category combines housing that is purchased in a house under construction. The stage of readiness can be different: from the pit to the object ready for delivery or already ready for delivery. The advantage of new buildings is their attractive price. It varies significantly depending on the degree of completion of the building. At the start of sales, the price per square meter is minimal.
To minimize the buyer’s risks, a scheme for purchasing real estate using escrow accounts has been in effect, where the funds of an individual are concentrated. According to the new rules, the developer has the right to use only his own funds or credit. Therefore, a tripartite agreement is concluded to open an escrow account between the bank, the buyer and the developer.
The money on it is frozen until the object is delivered. Until this time, the bank finances the construction with credit funds. After the building is put into operation, the money is transferred to the account of the developer company. Using the new scheme lengthens the process of completing a transaction by an average of two weeks, but guarantees the safety of an individual’s funds. As before, a contract can be concluded at any stage of construction.
Let us list the main criteria for choosing an apartment in a new building. They are given special attention.
What to look for when choosing
- Developer. The timing and quality of construction depend on his conscientiousness. Before concluding a contract, it is mandatory to collect information about the company. It’s good if you have the opportunity to visit houses that have already been built or are being rented out to see how well the work is being done.
- Permits. The developer presents a package of documentation. It includes a construction permit, a project declaration, and other agreements. If he refuses to do this, this is a reason to doubt the purity of the future deal.
- Construction stage. If there is nowhere to rush, you can choose the initial stages. It’s more profitable. At the same time, you need to calculate all the risks and secure the transaction as much as possible for yourself.
Secondary
Secondary housing is purchased from the owner personally or through an agency. It may vary depending on the condition, type of house, and other characteristics. This also includes apartments in buildings that have already been rented for some time. They are sold by developers. Unlike the primary market, transactions in the secondary market are carried out through the conclusion of a standard type purchase and sale agreement.
The advantage of a used apartment is the ability to inspect and evaluate it. Therefore, you need to know how to choose the right apartment on the secondary market. It is important to correctly assess its condition, determine what repairs will be needed, how much money will have to be invested in it, or whether repair work will not be needed. Based on this, calculate the total cost for yourself.
Most often, old housing stock is located in areas with developed infrastructure and good transport accessibility. These are the advantages. But at the same time, it is quite possible that the level of living comfort will be lower. There is often an inconvenient layout here, small living spaces, staircases, and entrances are not always well maintained. A lot depends on the house and location. Therefore, this option must be chosen very carefully.
Important criteria for choosing an apartment
Let us list the main points that determine the choice of housing.
1. Area of residence
When choosing an area, several factors must be taken into account.
- Level of infrastructure development. Having shops, clinics, schools, and playgrounds within walking distance is very important, especially for families with children. New areas are often developed comprehensively, in which case everything necessary is built simultaneously with residential buildings.
- Transport accessibility. The presence of transport interchanges, the quality of roads and their congestion are another important point. Vehicle owners are advised to come to their intended place of residence and drive from there to work or to the city center. This will help assess the real state of affairs. But even in this case, accessibility to public transport is important. It’s good if it runs regularly and there are a sufficient number of routes. In the central regions, this is not a problem. There may be difficulties in those under construction.
- Ecological situation. There should be no industrial facilities, large boiler houses, or household waste landfills near the house. This is an unacceptable neighborhood. It is better that there is a green area nearby, and traffic is not very active.
2. Building type
The comfort of living largely depends on the type of construction: brick, panel, monolithic. Let’s look at the pros and cons of each.
- Brick. Such houses retain heat well and are strong and durable. They have good sound insulation, but difficulties may arise with redevelopment since a large number of walls are load-bearing. Brick construction technology is expensive, prohibited for high-rise projects, and therefore is used less frequently now.
- Monolithic. Modern seamless construction technology. There are monolithic brick buildings. Their common advantages are fast construction, high energy efficiency, and a large selection of layouts. Monoliths often have high ceilings, two-level rooms, and terraces. Sound insulation is not good enough.
- Panel houses. They are much warmer because they are built from insulated block structures. Old buildings are often cold because their seams are blown out. It depends on the condition of the house and the presence of repairs. All panel buildings have poor sound insulation, and there are practically no possibilities for redevelopment. But the price is low.
3. Floor
The comfort of living in high-rise buildings depends on the choice of floor. Conventionally, three groups of storeys are distinguished.
- Lower, floors up to 3-4. Here residents are bothered by sounds from the street, especially those who live on the first floors. Their windows are easily visible from the street, which is also unpleasant. Therefore, the cost per square meter is 5-10% lower here. The only advantage is independence from the operation of the elevator.
- Average, floors from 4 to 10. Characterized by the absence of street noise, more light, a good view from the window, since the view is not blocked by anything. The price per square meter is the highest. The disadvantage is the dependence on the functionality of the elevator.
- Upper, floors above 10. Those who want to live on high floors are attracted by beautiful views from the windows, lack of street noise, clean air, since all toxic substances sink closer to the ground. The disadvantages include high risks in the event of a fire and complete dependence on the operation of the elevator.
The lowest prices are usually for housing on the first and last floors. The main problem of the first is dampness and cold from the basement, which requires additional investment in insulation and insulation. Living under a roof is potentially dangerous due to leaks; in summer it can be hot from a heated roof.
Regardless of the number of floors, there are location features that affect the comfort of living. Let’s list which apartments it is better not to buy.
- Near stairs and elevators. Noise and vibration from the elevator shaft are guaranteed here.
- Corner options. The rooms will be colder than the rest of the high-rise building.
- With windows that look out onto very close buildings. The rooms will be dark.
4. Finishing stage
New buildings offer different types of finishes, just like resale ones. The presence or absence of repairs affects the cost of housing. In this case, you need to calculate in advance the amount for subsequent finishing work, if necessary, and add it to the price. Let’s look at the possible options.
- Without finishing. This is a “box” with an installed entrance door and window blocks. It is impossible to live in it until renovation, but the cost is minimal.
- Rough finish. The ceiling, floor and walls are leveled, utilities are installed, and mounting spaces for plumbing are provided. Water meters installed.
- Pre-finishing. In addition to the previous option, electrical wiring has been laid, there are switches and sockets. Plumbing is fully installed. The whitebox format involves gluing wallpaper for painting and installing all interior doors.
- Finishing. Finishing of all surfaces. The developer offers design options. Most often these are the most inexpensive solutions, but it may be different.
Sometimes properties with designer finishes are offered. In this case, the buyer chooses the design project he likes, which is brought to life. This is the most expensive possible solution.
How to check a home before buying
A comprehensive review before concluding a transaction is required. It is carried out in stages. First, they study the documentation, then carefully inspect the object of purchase. It is best to invite specialists: a lawyer, a builder, a realtor, who will help you thoroughly check the property. Let’s look at the features of the check.
New building
The necessary documentation is carefully studied. It is posted in electronic form on the website of the developer company. There must be documents confirming the lease or ownership of the land plot, building permits, and a construction declaration.
It is worth familiarizing yourself with the full development project, which indicates the infrastructure facilities, their characteristics, and commissioning dates. Original documents must be provided upon request by the buyer at the sales office. A visual inspection of an apartment at the purchase stage is most often impossible. Therefore, you should carefully choose a reputable company.
Used
The most important point is to make sure that the owner is in good faith. This is not easy to do, so it is advisable to hire an experienced lawyer, he will analyze all the documents provided and competently formalize the purchase and sale. Be sure to read the original documentation. There may be several owners, then certified consent is required from each. They clarify the absence of possible inheritance rights , and obtain approval from social services if a child is registered.
They study the house register or apartment cards so that no one is registered at the time of purchase. It is worth making sure that there are no utility debts or any encumbrances. You can additionally insure against loss of property rights. If an insured event occurs, the company will independently resolve all problems.
The next stage is a visual inspection. They start from the facade of the house and the surrounding area. Pay attention to the cleanliness and neatness of the entrance and elevator. The latter must be in working order. Inside the apartment, you need to check the actual layout and the one presented in the technical passport. If they do not match, there must be permission for redevelopment. Otherwise, problems cannot be avoided.
The condition of all surfaces is checked. There should be no mold, cracks, or water stains. The condition of utilities, plumbing, and ventilation systems is studied. It is advisable to ask to turn off “sounding” electrical appliances for a while in order to assess the sound permeability of the partitions and the level of street noise. It is worth checking the operation of all sockets and switches.
In conclusion, it is advisable to talk with your neighbors. They are not interested in selling, so they will help you objectively evaluate the convenience of living in this area and yard. You can learn a lot of interesting things about the house and the property you are planning to buy. A final decision must be made only after analyzing all the information received.
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