Realty: economy, management 1/2012

OFFICIAL SECTION

THEME OF THE ISSUE

Features of fee on connection of objects to systems warm, water supply and water removal

  • Malikova Irina Petrovna - JSC «AKTs Zhilkomaudit» - Ph.D. in Economics, Director general

8-10

In article the option of payment of works on connection of objects of capital construction in the conditions of absence approved for a heat supply organizations in 2012 of a payment for connection is offered. Procedure of state regulation of tariffs for connection provides conditions of differentiation of tariffs for connection: • tariffs for connection to systems of cold, hot water supply and water removal can be differentiated depending on systems of municipal infrastructure; • tariffs for connection to heat supply systems can be differentiated depending on parameters of connection of objects, thus in case of lack of technical possibility of connection of object the payment for connection is established individually for each such consumer.

  • investment programs;
  • a payment for connection;
  • systems of a heat supply;
  • hot water supply;
  • system of water supply;
  • water removal system;
  • specifications;
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Methods for evaluation of efficiency of reforming of the complex of housing and communal services

  • Kirillova Ariadna Nikolaevna - Moscow Municipal University of the Government of Moscow - Doctor of Economic Sciences, Professor, Head of subfaculty for municipal services of Moscow
  • Skripnik Ol’ga Borisovna - Moscow State University for Engineering Ecology - Ph.d. in Economic, Associate professor of sub-faculty of management

11-17

The article deals with the matters of current importance in concern with the reforming of the complex of housing and communal services, also with the methodical approaches for estimating the efficiency and results of reforms in the field of housing and communal services. The article defines the key methodological particularities of the housing and communal services in relation to the structuring of the life-support functions, non-replaceability with another services, social importance and degree of competition development in the various segments of the complex of housing and communal services. The article contains the integral index suggested in order to evaluate the development level of the complex of housing and communal services in the region, and also defines the system of criteria reflecting reform effects achieved in the said complex.

  • reforming of the complex of housing and communal services of the region;
  • methods of evaluation;
  • efficiency of the reform;
  • integral index;
  • integrated concept of development;
  • modernization of the complex of housing and communal services;
  • innovative technologies of modernization;
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REAL ESTATE ECONOMICS

Special economic zone -the points of innovative growth

  • Buadze Elizaveta Revazovna - Moscow State University of Civil Engineering (MSUCE), 26 - Assistant, Department of Construction Organization and Real Estate Management
  • Orlov A.K. - Moscow State University of Civil Engineering (MSUCE), 26 - Associate Professor, Department of National Economy and Appraisal of Business

18-21

The paper deals with the concept of Special Economic Zone, particularities and basic provisions of specific treatment of conduct of entrepreneurial activity in SEZ, variety of SEZ subject to purposes of their establishment. The authors analyze Chinese experience of creation and functioning of Special Economic Zone, because China is one of the leaders in the fields of successful application this instrument and allocate the factors that helped to lead Chinese economy to great success. At the same time the problem of formation of common strategy of management of SEZ is identified. The paper provides analysis of aspects related to management of real estate in SEZ and cluster approach to formation of SEZ and allocates advantages of cluster approach of creation and functioning territories with specific treatment of conduct of entrepreneurial activity. The authors consider main factors of competitiveness of SEZ and their interrelation. On this factors is based the formula of the general indicator of competitiveness. The paper analyzes the influence of group of factors, that reflects the system of effective management of SEZ, on there competitiveness. Because of efficiency of functioning of SEZ directly depends on quality of management of a ground-property complex, the article analyzes chief elements of real estate management system . The authors have made conclusions on necessity of qualitative reformation in approaches to management of SEZ and its components which have to ensure scaled and highly efficient application of SEZ in the capacity of an instrument of implementation of innovative development in various fields as well as solution of basic economical and social tasks.

  • real estate;
  • management;
  • innovation;
  • Special Economic Zone;
  • cluster approach;
  • competitiveness;
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Methodological aspects of comparison of investment versions to commercial real estate

  • Kulakov Kirill Yur’evich - Moscow State University of Civil Engineering (MSUCE), 26 - Doctor of Economic Sciences, Professor, Department of Construction Organization and Real Estate Management
  • Stepnova Sof’ya Dmitrievna - Moscow State University of Civil Engineering (MSUCE), 26 - Assistant, Department of Construction Organization and Real Estate Management

22-26

He efficiency of project for the only investor who invests and gets all profit is considered in this article. The investor optimizes the certain investment portfolio K Rubles. Investments are planned in to creation, reconstruction and modernization and further commercial use of real estate. There are some versions of creation of real estate. Each of them is required defined capital investments K1, K2, K3 Ki Rubles. And later it will allow to get profit of real estate maintenance during all its life time. In general versions are alternative or nonalternative, that is determined by investment project terms and conditions. It's quite clear that portfolio K Rubles is to be invested either completely in one investment project or in few nonalternative investment projects. For investor it is necessary to form the most cost-effective combination from all versions under consideration relating to portfolio K. To decide this task it is necessary to use three discount criteria: NPV (Net Present Value). PI (Profitability Index). IrR (Internal Rate of Return). While applying the estimation criteria we face a number of methodological problems, viz.: which prices are to be applied in calculation: current, predicted or deflationary; how to estimate unforeseen circumstances and risks. The article motivates the ways of settlement of methodological problems. Checking of economic expediency of investments versions is the first stage of task of investment portfolio K optimization. In order to admit the version as economic expedient it is possible to use any of the above criteria which goes from the determination, viz. if NPV>0, then PI>1 and IRR>E. At the second stage it is necessary to choose from economic expedient versions the combination which allows to use completely all the facilities of portfolio K and will bring the maximum economic effect. To settle this task one would use at first the join operation of NPV and PI criteria and after NPV and IRR. The article demonstrates that the above both methods bring one at the same result. The article suggests the methodological which excludes contradictory estimations by NPV, PI, and IRR criteria. The article gives analyses of Methodical recommendations for investment projects efficiency estimation (second edition), authors couldn't remove contradictions between NPV, PI and IRR criteria. The example of multiversion investment project is described in detail with calculations illustrating the offered methodology imperfection of Methodical recommendations.

  • efficiency;
  • NPV;
  • risks;
  • IRR;
  • PI;
  • investment portfolio;
  • prices;
  • optimization;
  • methodological problems;
  • multiversion investment project;
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Systematic approach to the formation of development strategies of real estate in the federal property

  • Zanina Ya.A. - Moscow State University of Civil Engineering (MSUCE) - Assistant, Department of Construction Organization and Real Estate Management
  • Orlov Aleksandr Konstantinovich - Moscow State University of Civil Engineering (MSUCE) - Ph.D. in Economics, Associate Professor, Department of National Economy and Appraisal of Business

27-29

The article is devoted to the management of state property, in particular, the methodical approach to building development strategy of the federal property of the object. Strategic decisions on management of state property have long-term consequences, ultimately affecting the socio-economic situation and level of development of the state as a whole. Comparison of income from alternative uses of state property including the cost of tangible and intangible resources, made in the management of the object, taken as a basis for the formation of a development strategy that is designed to display the current and future economic condition of the objects with the task of reference for the owner, state agencies and organizations involved in investment and construction and utilities sector. The favored economic-mathematical model makes it possible to obtain data reflecting the optimal program management of state property. Proposed algorithm is discussed and gradually making a decision on the choice of development strategy of the property, the first step of which is an estimate of the cost structure and a set of federal real property or a specific object from the position of its demand, identify those properties in which it is advisable to invest. In the second stage, the possibility of investing in the state of the object properties. The next stage involves the development of baseline scenarios for the development of properties in different variants: the elimination of unnecessary objects, the acquisition of new (including the purchase of a lease, loan), renting of available real estate, etc. As a result of the algorithm is supposed to find a scenario that would allow maximum: to improve cash flow management and use of public real estate shall perform contract work for the input objects of state property into service to create a foundation for the rational use of real property in the future, within the specified limits according to available resources. The economic meaning of the objective function described in the article the model is to achieve maximum volume of construction works in the value of measurements made during the plan period at the sites included in the program according to the priority (the most preferred embodiment of the object of public real estate) given the limited resources available. This criterion is the best way contributes to the concentration of investments on a limited number of objects and their efficient use.

  • investments;
  • public property;
  • strategy development;
  • the object of public real estate costs;
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Identification of the major risk factors affecting the implementation of the investment and construction project at main stages of its lifecycle

  • Svistunov Nikolay Ivanovich - Moscow State University of Civil Engineering (MSUCE) - Doctor of Economic Sciences, Professor, Department of Construction Organization and Real Estate Management
  • Efremova Ekaterina Nikolaevna - Moscow State University of Civil Engineering (MSUCE) - Postgraduate student, Chief Lecturer, Department of Construction Organization and Real Estate Management

30-33

This article focuses on the identification of key risk factors arising from the investment and construction projects, and determine their impact on all stages of project life cycle. In the first part describes the urban environment and the associated conflicts that generate the appropriate threat (risk factors). The city becomes a factor in the territorial concentration of not only the energies of society, but also all its tensions and conflicts. As a result of unresolved conflicts give rise to threats (ie risk factors). The threat of conflict as a form of expression is always a substantive nature, it is concrete, filled with specific content. In the next step we examine the effect on the development of investment-construction project specific implementation in existing urban areas, as well as interactions between parties at key stages of the lifecycle. Identification of the probable risks and factors affecting their level is an important issue in the study of problems associated with the emergence of risks as well as on the basis of risk identification are carried out subsequent stages of risk management and taking steps to minimize the consequences of their occurrence. Implementation of investment projects in existing buildings of the city imposes certain restrictions on the activities of investment companies. This factor is associated with the appearance of conflict of interest, major actors involved in the reproduction of urban real estate, which can be divided into 3 groups: investment companies, city government, citizens. Based on this made identification and classification of major risk factors, taking into account the threats from the main participants of investment and construction project. Threat (or risk factors), in turn, are subdivided into two groups: external (risks posed by the project environment, that is environmental) and internal (directly related to the peculiarities of the project: its technical, architectural and planning, socio-economic aspects). The last step was a study of risk factors specific to each stage of the life cycle of investment and construction project and is the corresponding classification. Thus, we can conclude the following: development of scientific and technological progress dictates of increasingly stringent demands on the technological level of the project, its technical equipment. To the project could meet all these requirements and be competitive in the real estate market, the investment company must be able to do financial, economic and manufacturing capabilities, entrepreneurial and managerial capabilities, which will make strategically correct decisions and choose the most effective option to implement them. The optimum combination of all these conditions will improve the economic performance of the project.

  • risk management;
  • investments;
  • risks;
  • investment and construction projects;
  • construction funding;
  • project lifecycle;
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The mechanism of stimulation of effective use of economic potential of the investment and construction enterprise occupied with implementation of the large difficult project in other countries

  • Popel'nyukhov Sergey Nikolaevich - Moscow State University of Civil Engineering (MSUCE) - Ph.D. in Economics, Associate Professor, Department of Construction Organization and Real Estate Management

34-39

Statement of a problem of stimulation of an effective utilization of economic potential of the enterprise isn't new. At the same time behind uniform terminology very often there are absolutely different subjects and objects of research. As shows the analysis, some complex systems of the analysis of activity of the enterprise now are developed. One of the most popular in the countries with the developed market economy is so-called system Balanced Scorecards. The given system allows to estimate in a complex activity of the company of any scale and a line of activity. The system structure represents a matrix of basic statistics on which basis synthetic researches can be carried out. Use of multifactorial model of factor of stability of economic growth in registration-analytical practice consists in forecasting of rates of development of the enterprise taking into account risk of bankruptcy. It is conventional that one of the basic integrated indicators characterizing stability of economic growth of the enterprise, the profit is. To an estimation of real size of profit it is necessary the reproduction approach. An important indicator is the profit not only in the end of the given accounting period, but also during the subsequent periods. Therefore the real size of profit can be considered as a measure of stability of development of the enterprise. The index model in which it is offered to add a profit estimation at current cost with an estimation of physical support of the capital, that is productive physical ability of economic potential of the enterprise can be applied to an estimation of quality of profit from positions the reproduction approach.

  • a potential effective utilization;
  • economic potential of the enterprise;
  • the building project abroad;
  • stimulation;
  • the factorial analysis;
  • steady economic growth;
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MANAGEMENT AND EXPERTISE OF REAL ESTATE

The complex approach to maintenance of steady functioning of technological complexes in housing and communal services sphere

  • Svistunov Nikolay Ivanovich - Moscow State University of Civil Engineering (MSUCE) - Doctor of Economic Sciences, Professor, Department of Construction Organization and Real Estate Management
  • Kozlov Andrey Georgievich - Moscow State University of Civil Engineering (MSUCE) - Postgraduate student, Department of Construction Organization and Real Estate Management

40-42

Today before housing and communal services sphere and a building complex of Russia there is a wide spectrum of problems which cover as technical, economic, and social problems on which timely decision the success of carrying out of reforms in housing and communal services sphere will depend. One of the central problems is maintenance of steady functioning of housing-and-municipal sphere at all levels. Now has ripened necessity of carrying out organizational-economic reforms in branch. Steady functioning of housing and communal services in the conditions of considerable deterioration of available housing and life-support systems probably only at the complex approach to formation of technical base housing and communal services sphere. In article the analysis of the basic directions and principles of maintenance of steady functioning of technological complexes in housing and communal services sphere is carried out. Realization of the specified directions demands the decision of some social, organizational-economic, financial, legal and other problems. Reforming and organizational re-structuring of housing and communal services according to the designated principles should create conditions not only for branch modernization, but also for control over observance of the rights of consumers of services.

  • housing and communal services;
  • Steady functioning;
  • technological complex;
  • principles;
  • reforming;
  • re-structuring;
  • power savings;
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Bideractional method for assessment of Energy-saving factors at electric power facilities

  • Prykin Boris Vladimirovich - Moscow State University of Civil Engineering (MSUCE) - Doctor of Technical Sciences, Professor, Department of Construction Organization and Real Estate Management
  • Kulieva Yuliya Teymurovna - Moscow State University of Civil Engineering (MSUCE), 26 Jaroslavskoe shosse, Moscow, Russian Federation - Postgraduate student, Department of Construction Organization and Real Estate Management

43-46

This article focuses on problem of energy-saving technologies implementation during construction and operation process at power facilities in connection with influence of different energy-saving factors. The relevance of the energy-saving theme predetermined the necessity of research continuation in this area, as well as makes a look at tasks assigned for the construction sector from the view of energy efficiency of developed engineering solutions. This article presents interim results of dissertation research in the specialty «Technology and organization of construction,» one of the stages of which is to carry out modeling the influence of factors on the level of power resource generation by the object. Author’s approach lies in fulfillment of feasibility assessment of factorial indicators in relation with power facilities. Due to the fact that the transmission facilities together make up the Unified Energy System of the country (UES), the author suggests that the reduction of technical losses in the circuits during transmission and transformation of energy can contribute, in turn, reducing the total losses in the UES due to the action of cumulative effect. Transmission facility is considered in two projections of the functional purpose: transmission of electricity for consumers and electricity for own needs of the transformer station. Accordingly, based on the functionality of the object two main areas of analysis of the potential energy savings and reduce losses was selected. Thus, to study issues related to economic and resource effect assessment of energy-saving technologies implementation this article, in particular, is reviewed and analyzed the structure of energy losses of transformer substations during operation. Finding the technical conditions when it is advisable a switching off the transformers with taking into account the power loss in the case of no-load running is also in focus. The article presents some statistical data on the possible potential volume of the direct energy savings. Results which were obtained at this stage of the study are illustrated on graphs and diagrams that clearly show the identified dependencies. It is further assumed that, due to study issues outlined above, it will be possible to perform the final stage of calculations to forecast electricity generation and to prepare the algorithm of the method to assess the impact factors for the energy transmission facilities during construction and operation. This, in turn, will allow using this research as one of the most effective ways to analyze existing data of power companies, and provides an ample opportunity for use as a tool in RAB-regulation.

  • energy efficiency;
  • construction;
  • energy management;
  • energy saving;
  • electrical power engineering;
  • maintenance;
  • power facilities;
  • energy consumption;
  • power stations;
  • united national energy system;
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Management problems in technological potential of a territorially-investment building complex (TIBC) in the conditions of the competitive environment

  • Grabovyy Petr Grigor’evich - Moscow State University of Civil Engineering (MSUCE) - Doctor of Economic Sciences, Professor, Department of Construction Organization and Real Estate Management
  • Bredikhin Vladimir Viktorovich - Southwest State University - Ph.D. in Economic, Associate Professor
  • Kapyrin Dmitriy Aleksandrovich - JSC “Domostroitel'nyy kombinat No. 3” - Director general

47-51

Formation of technological policy of the TIBC enterprise assumes definition is more whole also than strategy of its development on the next and distant prospects, proceeding from potential capability of each enterprise and security with its appropriate resources. TIBC of enterprise represents technological potential greatest possible release (both on quality, and on volume) of finished construction goods (services) in condition of effective use of all means of construction production and available resources at its order. On the basis of the analysis of tasks of the organization and enterprise management in technological potential it is possible to draw a conclusion that effective use management TP has strategic character. In this regard TP management is a making part of process of strategic business management of TIBC.

  • the technological potential;
  • the competitive environment;
  • management in potential;
  • a territorial and investment construction complex;
  • structure optimization;
  • reproduction;
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Increase of management efficiency by the portfolio of the property of the developer companies at the expense of use of the organizational-economic mechanism of stimulation of building of power effective buildings

  • Prykin Boris Vladimirovich - Moscow State University of Civil Engineering (MSUCE) - Doctor of Technical Sciences, Professor, Department of Construction Organization and Real Estate Management
  • Kiseleva Ekaterina Aleksandrovna - Moscow State University of Civil Engineering (MSUCE) - Postgraduate student, Department of Construction Organization and Real Estate Management

52-55

N the conditions of predicted power resources maintenance of the rational power consumption based on rigid economy, defines rates and quality of development of a modern society. Questions of effective development of national economy and maintenance of ecological equilibrium of inhabitancy of the person concern power savings strategic targets. In sphere of operation of housing-and-municipal sector the social aspect is important: carrying out of a power saving up policy in a building complex will lead to considerable reduction of rates of increase of payment by the population of expenses for consumed resources, thereby, removing social pressure during housing-and-municipal reform. Housing and communal services of Russia are the largest consumer of fuel and energy resources: annually 240 million is spent for heating of residential buildings т. Conditional fuel or 15 % of annual power resources of the country, thus the component in payment of power resources, first of all thermal energy, absorbs to 30 % of means of regional and local budgets. By estimations of experts realization of the existing potential of power savings in household sector will allow to save 75-83 million т. Conditional fuel in a year. Now wide introduction of existing technical and constructive workings out in the field of power saving up innovations is interfered by absence of mechanisms of management adequate to a transition period. The power savings which as a matter of fact are innovative activity, even in the conditions of market relations don't possess automatism of action and need additional stimulation both on state, and on municipal levels. The role of management of the innovative activity combining standard, administrative and economic levers of influence, sees not so much in achievement of «control results» under construction objects, how many in motivation formation to development of power saving up activity in participants of construction and investment process. Experience of power saving up activity in foreign countries, confirms that accepted in MTSN 2.01-99 norms of power consumption in buildings and constructions don't settle potential of economy of resources. To lower the specified norms in a mass order it is not obviously possible yet, it is necessary to support and stimulate in every possible way building of power effective buildings, i.e. objects, on the power parameters surpassing standard level.

  • power savings;
  • power effective building;
  • power effective buildings;
  • innovations in power savings;
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URBAN REGULATION AND URBAN DEVELOPMENT

Use of a method of linear programming for a rational choice of objects in territory of a court yard of a residential real estate

  • Manukhina Lyubov’ Andreevna - Moscow State University of Civil Engineering (MSUCE) - Assistant, Department of Construction Organization and Real Estate Management
  • Kazarnovskiy Valeriy Aleksandrovich - Moscow State University of Civil Engineering (MSUCE) - Ph.D. in Technical Sciences, Professor, Department of Construction Organization and Real Estate Management

56-59

In article application of some mathematical methods for the solution of tasks of a rational choice of a set (set) of objects of objects in territory of a court yard of a residential real estate, to increase of comfort of the territory of a housing estate during the designing, construction and habitat and productive activity reconstruction is considered. The urgency of research of this perspective is exclusively high, since its practical embodiment infringes on social interests of millions inhabitants of the large cities, financial and economic interests of investors and the city authorities. However, the analysis of survey results of experts shows that there is a certain difference in opinions of different professional groups on the same question. Thus, the problem of development of effective organizational and economic planning methods and ensuring investment appeal of projects of reconstruction and new construction is an actual and important task. The problem of providing the population high-quality affordable housing is now one of the most actual. It has deep historical, social and economic, political roots. The solution of the listed problems requires planning of new building and carrying out reconstruction of urban areas taking into account a number of economic, social and town-planning factors. Economic factors specify on high investment appeal of the territories. Social factors are connected with low quality and potential accident rate of buildings, high operating costs on itthe content, the saved-up incomplete repair and ineffective equipment of objects in territory of a court yard of a residential real estate which reduces general comfort of accommodation of citizens in the specific house. Town-planning factors are connected with low intensity of use of the earth in the presence of growing deficit of the territory for construction placement. One of the main issues of ensuring social, cost and managerial efficiency of building of the cities at the present stage is integrated approach of increase of comfort (quality) both buildings, and the objects in territory of a court yard of a residential real estate. New social and economic conditions of development of the cities due to the lack of public funds require other approaches to reconstruction of urban areas. The comprehensive approach to economic and social case for planning methods of new construction and reconstruction does necessary development of new approaches to rational use of the territories for the purpose of comfort maximization in case of restrictions in every possible resources (money, the earth, etc.) By the technique provided in article it is possible to solve problems at the choice of various options of rational planning of the objects in territory of a court yard of a residential real estate on each of separate criteria. Results of research work can be useful both to the developer organizations, and the public and local government offices prosecuting subjects of projects implementation of real estate. Analysis results of opinions can be used further in the theory and practice of an expert evaluation method of the difficult social and economic phenomena, and also in case of the practical organization of planning of the objects in territory of a court yard of a residential real estate.

  • comfort of domestic territory;
  • accomplishment elements;
  • building and the microdistrict layout;
  • Method of linear programming;
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Features and advantages of the construction audit and financial and technical supervision for the reconstruction of the existing urban area

  • Kirillova Ariadna Nikolaevna - Moscow Municipal University of the Government of Moscow - Doctor of Economic Sciences, Professor, Head of sub-faculty for municipal services of Moscow
  • Kudashkina Anna Pavlovna - Moscow State University of Civil Engineering (MSUCE) - Assistant, Department of Construction Organization and Real Estate Management

60-63

In this article the author examines the main advantages and features of the construction audit for the reconstruction the existing urban area. The main and most effective tool in good governance in the construction is to attract professionals to carry out of the construction audit or financial and technical supervision. The most urgent question is when it comes to reconstruction of capital construction. Conduct of the construction audit will help eliminate unnecessary costs for construction and installation work and material, as well as provide control at all stages of reconstruction and building design. Work on construction audit can be divided into primary (services rendered during the first examination of the object and the study of available documentation), and monthly (direct control over the construction and financing of the object with the issue of the monthly opinion on the done work). There are also several types of construction audit depending on the stage of the investment project. Depending on the entry of specialists in the project emit different objectives held by the construction audit. The main features of the construction audit of reconstruction is as follows: • examination of the technical condition of the existing building, an analysis of possible recovery; • careful examination of the design elements of a building in need of strengthening; • analysis of the possibility of work in cramped conditions, the existing building. The article gives a detailed algorithm and an illustrative diagram of the construction audit and monthly financial and technical supervision for the reconstruction of the existing building. Construction audit includes examining pre-design and design estimates to identify incompetent decisions taken, errors of the developers, and determination real price of contract agreement. According to the results of the analysis offers several options to optimize the design decisions, making appropriate changes in the project documentation and optimization of future costs. Reconstruction - a difficult task associated with high costs. Timely delivery of construction audit and financial and technical supervision will take the necessary organizational and technological solutions for the reconstruction, will assess the need for capital expenditures made, estimate the size and analyze of the target the use of equity and debt, as well as their appropriateness for the project.

  • Construction audit / financial and technical supervision of the reconstruction;
  • the optimization of capital investment;
  • monitoring the reconstruction process;
  • examination of available documentation on the project;
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Optimization of sequence of reconstructed objects with use of logic of genetic algorithms

  • Khunaevna Dadar Aldyn-kys - Saint-Petersburg State University of Architecture and Civil Engineering (SPSUACE) - Ph.D. in Technical Sciences, Associate Professor, Competitor

64-66

In modern building there are many objects on that reconstruction works are conducted. Durations, costs and volumes of such works, substantially less than, than analogical works executable in the process of new building. Therefore building annual planning will include tens objects and as a result there is actual a problem of search of their optimum sequence. In article it is represented the development of the new algorithm focused on a wide range of problems, the planned schedules of the organization of building connected with combinatory optimization and manufactures of works is presented. The received algorithm programmatic is adapted for the program of management by projects Microsoft Project and realized in it in the form of a macro that allows is automated to solve the practical problems demanding the optimizing approach.

  • works are conducted;
  • sequence;
  • organization of building connected ;
  • works is presented;
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Theory of multicriterial evaluation of urban space

  • Pavlova Liya Iosifovna - Moscow State University of Civil Engineering (MSUCE) - Ph.D. in Technical Sciences, Professor, Department of Construction Organization and Real Estate Management
  • Sychev Igor’ Sergeevich - Moscow State University of Civil Engineering (MSUCE) - Postgraduate student, Department of Construction Organization and Real Estate Management

67-70

Methods for evaluation of multi variant projection of growth and development of the city does not lose relevance over time. The problem of growth and spatial development of the city is reduced to the study of the most important relationships. Social communication - communication with the public places or places of employment services. Ecological relationships are built on the identification of harmful industrial and transportation impacts on the elements of the environment. Linkages with the surrounding landscape of settlements, as well as the historic city center are described by parameters describing the wealth of the territories selected for construction of the landscape. Economic ties and new areas of the reconstructed building of places of engineering structures are expressed in metric. The concept of connectedness of urban processes disclosed in the combination of harmony and conflict, many environments, which is woven from the urban environment: proximity and distance to a large extent determine the ratio of the value of urban land in terms of their use for various functions (residential area - production; residential area -landscape; residential area - center). The assessment decision is the variance. Option - is the concept of city development, the basic idea of the project.. Factors of forming options are: historical, cultural, spatial and compositional. Interaction in growth and changes its shape identifies the best housing options for new and reconstructed buildings. The philosophy is built on the site assessment identifying the most severe symptoms constituting part of the information space. Thus, we treat approach to the assessment as to the choice of an accent. The developed model estimates of the growth and development of the cities was tested for preparation of master plans for cities such as Ryazan and Bryansk, Kursk, and was adapted to estimate the local location of the object, determining the value of the place and the possibility of reconstruction, adaptation and symbiosis of object and general plan.

  • system evaluation criteria;
  • the concept of connectivity of urban processes;
  • social;
  • logical;
  • economic;
  • landscape and composite connections;
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STRATEGIC PROBLEMS OF REAL ESTATE DEVELOPMENT

Problems of attraction of investments into housing and communal services and ways of their decision

  • Lukinov Vitaliy Aleksandrovich - Moscow State University of Civil Engineering (MSUCE) - Doctor of Economic Sciences, Professor, The Head of Department of National Economy and Appraisal of Business
  • Vishnyakov Dmitriy Konstantinovich - Moscow State University of Civil Engineering (MSUCE) - Postgraduate student, Department of Construction Organization and Real Estate Management

71-76

Housing and communal service of Russia, being the major sphere of life-support of the population, on the organization and functioning does not follow modern requirements. Low rates of its reforming are caused by a number of problems, main of which is insufficient investment of means in restoration and modernization of a fixed capital of housing and communal services. The analysis of activity of the enterprises of housing and communal services shows, that deficiency of investments into sphere of housing and communal services is caused by a number of reasons: • Concentration of activity within the framework of the state and municipal management; • Brevity of action of tariff plans and a binding of tariff regulation to budgetary process; • Absence of tools of insurance of risk of a non-return of direct investments; • Financial dependence of municipal sector on budgets through mechanisms of dotation; • Instability of a financial condition of the majority of the organizations of a municipal complex; • Politization of process of acceptance of tariff decisions; • Instability of ground and privatization legislations; • Absence of inventory and registration of the majority of objects; • High technological risks; • Absence of qualitative projects of investment in objects of municipal sector; • Shortage of the industrial and administrative personnel. In connection with set forth above, for attraction of investments into housing and communal services the following steps should be undertaken: • Transfer of management of housing and communal services to individual hands by means of concessional agreements; • Creation of tools of insurance of risk of a non-return of direct investments; • Development of a uniform design procedure of tariffs, rules of interaction of participants; increase in action of tariffs at long term; • Reduction in the taxation - formation of the favorable economic environment for creation and growth of the enterprises; • Carrying out of inventory and the state registration of objects of municipal sector; • Development of qualitative and effective projects of investment in objects of municipal sector; Realization of curriculums with the purpose of preparation of the highly professional personnel for work in municipal sphere. The listed measures, in our opinion, will generate conditions for effective attraction of investments into housing and communal services of Russia.

  • housing and communal services;
  • Private investments;
  • reform of housing and communal services;
  • tariffs for municipal services;
  • concessional agreements;
  • state-private partnership;
  • deterioration of objects of municipal sphere;
  • projects of investment;
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The problems of investment in construction of items of immovable property and steady development of rural territories

  • Fal'kevich Nikolay Antonovich - State University of Management - Doctor of Economic Sciences, Professor, Department of Construction Economy and Investment Management
  • Ivanova Nina Vyacheslavovna - State University of Management - Doctor of Economic Sciences, Professor, Department of Construction Economy and Investment Management

77-79

The low level of investments in housing and industrial construction is one of the main reasons of negative tendencies in socio-economic and demographic development of rural territories of Russia. One of the directions in the development of rural territories is the creation of rural youth housing and industrial complexes with the aim to solve the tasks of social development of a rural community, to provide housing to young families, to evelop agro-industrial complex. The complexes are comprised of residential, cultural, everyday and industrial facilities providing modern conditions for residence and employment for the youth. The project of a youth complex in the Orlov region has been developed and undergoes expertise. The territory of the residential complex “Spasskoe-Lutovinovo” has high investment attractiveness. The estimated sources of financial costs are: 0.4% - local budget investments; 42% - investor's resources; 28% - investments from the state programs; 0.5% - subsidies from the Center of employment; 30% - personal finances of citizens. The developers offer to reconsider the sources of financing, to decrease the share of personal finances of citizens and to increase the share of state programs because it is impossible for so many members of a complex to buy a house and to start business at the same time. The other direction of the development of rural territories is the construction of agro-industrial parks where it is suggested to concentrate process industries, logistical centers, wholesale and retail sale markets, warehouses, transport facilities etc. Training centers can be organized as well on their territories. It is offered to construct lease houses to solve the problems of housing of physicians, teachers and other specialists. The developers offer a selection method for investment projects. A total of items of immovable property increasing property and investment potential of the territory is under consideration. The value of a complex estimate shall be determined on the basis of a model of an estimated level of the use of items of immovable property. The decisions to develop separate items to the required level and for the investments shall be made through the use of unified material on the items. The measures to attract private investors on the basis of state and private partnership shall be determined in the same way.

  • investment;
  • the economic indicators of the investment project;
  • risks;
  • project profitability;
  • project finance;
  • long-term planning;
  • short-term planning;
  • business plan;
  • Techno-economic indicators;
  • investment attractiveness of territory;
  • steady development of rural territories;
  • state and private partnership;
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Problems improvement of juridical regulation energy in the russian federation

  • Prykin Boris Vladimirovich - Moscow State University of Civil Engineering (MSUCE) - Doctor of Technical Sciences, Professor, Department of Construction Organization and Real Estate Management
  • Nechetnyy Nikita Yur'evich - Moscow State University of Civil Engineering (MSUCE) - Postgraduate student, Department of Construction Organization and Real Estate Management

80-83

Energoservice - a complex of measures aimed at improving energy efficiency, with regard to specific circumstances. Energoservice as the service is provided by specialized firms that are willing to offer the best complete solution of the problem to reduce power consumption, capable of a relatively small investment in a short period to give the greatest results. Formation energy services market in Russia is much slower than that required for objective reasons, which are equally characteristic of other states, including those in which these services to date have been widely disseminated. These reasons are: • imperfection of legislation; • lack of adequate methodology; • strong financial and political risks. The main directions of improving the legislation in the field of energy service activity should be: • Development of additional models of contracts for energy service for state and municipal needs, including combining the supply of hire and reward based on achievement of energy savings, as well as providing savings measurement and verification of computational methods and a limited number of times; • simplification of the procedure of placing an order for energy service for state and municipal needs, the creation of additional guarantees for payment of energy service agreements (contracts) in the public sector; • detailing the conditions of energy service agreement (contract) associated with the transfer of ownership of objects from the artist to the customer, as well as other conditions, which require more detailed consideration of the legislation. This way of solving the problems of juridical regulation of energy service in the Russian Federation will facilitate, accelerate the widespread implementation of energy efficient technologies in the workplace, as well as the creation and development of regional and municipal energy service companies, the optimization of the cost of «energy» in the housing and the economy as a whole.

  • energy audit;
  • Energy service;
  • contract;
  • energy-efficient technologies;
  • energy costs;
  • juridical regulation;
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Environmental issues of housing in Russia

  • Manukhina Lyubov’ Andreevna - Moscow State University of Civil Engineering (MSUCE) - Associate Professor, Department of Construction Organization and Real Estate Management
  • Belousov Sergey Alekseevich - Moscow State University of Civil Engineering (MSUCE) - Student, Department of Construction Organization and Real Estate Management

84-87

This article is devoted to the green building industry, in particular, housing. The relevance of the research topic due to the fact that environmental issues to create an environment of human life in relation to economic and social aspects become an important factor determining the development of the state at the present stage. The problem of ecological housing construction is becoming increasingly important social and economic importance because of system-forming role of housing, depending on economic activity, its results on the health of workers, the public. The article considers the rapidly developing modern trend of experimental design and construction of efficient low-rise buildings. Describes various aspects of effective homes: energy efficient, resource efficient, bioeffective, etc. Formulated the concept of ecological houses as an integral effective at home, including a group of specific indicators, such as: energy efficiency, resource, self-sufficiency and innovation. There were proposed a concept of eco-housing as a residential environment of settlements eco-educated and considered its impact on solving the problems of cities and other settlements. There is the likely impact of eco-housing to economic, social, environmental and other global processes. There were identified a need to develop this concept in our country and the main barriers to the development of this area of construction in Russia. The key problem of adaptation of foreign experience in the construction of eco-housing to Russian conditions, according to the author, is the difficulty of the Russian practice of forming a system of social partnership, the current lack of specific legal acts of the legislative and executive authorities, reinforcing the desire for partnership, harmonized with Western laws clearly perpetuate the actual legal status of so-called «partners.» And without this there can be an effective social partnership in the construction of eco-housing. The absence of such a partnership now leads to the fact that in Russia are engaged in private housing construction companies, which, in the pursuit of excess profits, often resorting to the offenses in the field of ecology. It is noted that the problem of increasing the environmental performance of housing is closely linked to organizational and economic mechanism for the formation of eco-housing construction management. Resolution of this issue can contribute to strengthening the planning principles in public administration ecologization housing by making environmental focus of the federal, regional and departmental targeted programs. In addition, the necessary detailed design satisfies all sections of society the concept of ecohousing, the creation of fundamentally new typology of residential buildings, taking into account the dynamics of the different population groups, expanding the range of housing types. Finally, the development of eco-housing construction programs and their implementation may be the solution to many environmental, social and economic problems, skipping all mankind in the future.

  • energy efficiency;
  • environment;
  • ecohouse ;
  • greening;
  • building;
  • resource;
  • ecosystem;
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Problem of unpromising and monoprofile settlements in Russia and a way of its decision

  • Starovoytov Andrey Stanislavovich - Russian Housing Development Foundation - Head of the Department of Construction, Building Technologies and Construction Materials Industry
  • Grabovyy Petr Grigor’evich - Moscow State University of Civil Engineering (MSUCE) - Doctor of Economic Sciences, Professor, Department of Construction Organization and Real Estate Management

88-93

The problem of closing of unpromising settlements in regions of the Far North and the districts equal to them is private, though to the most difficult and expensive part of a shared problem of closing of unpromising settlements in Russia in general. In turn, the problem of closing of unpromising settlements in Russia is private, though to the most difficult and expensive part of a shared problem so-called «monoprofile settlements». It is obvious that the problem of monocities has arisen not yesterday, it has become aggravated so is convex only under the strongest pressure of an adverse economic situation of financial and economic crisis of last years. Today according to Rosstata of 90 % of municipal unions of Russia - small cities with the population to 100 000 persons, and almost half from them has strongly pronounced monoprofile character owing to what their manufacture is adapted for any one segment of the market. Because of small economic appeal the number of inhabitants of small «monocities» doesn't grow, institutes of socialization of city type (school, institutes, theaters, museums) almost are absent or are in a deep decline condition. In this situation to develop a considerable part of small cities it is unpromising, and instead it is expedient to create the general conditions for the accelerated population shift from monocities in big cities and megacities, thus, providing necessary mobility of a manpower and creating agglomerations. Such tendency of development is defined as universal in the Report of the World bank of 2009 on world development «the New view on economic geography», published by the International bank of reconstruction and development (the World bank) in 2008 (14).

  • unpromising settlements;
  • a monocity;
  • migration;
  • social habitation;
  • territorial placing of habitation;
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DOMESTIC AND FOREIGN EXPERIENCE

Methodological approach to the international development project change management

  • Gusakova Elena Aleksandrovna - Moscow State University of Civil Engineering (MSUCE) - Doctor of Technical Sciences, Professor, Department of Construction Organization and Real Estate Management
  • Krygina Aleftina Mikhaylovna - Southwest State University - Ph.D. in Technical Sciences, Associate Professor, Dean of the Faculty of Engineering and Architecture

94-97

A new economic player - an international developer is pointed out in the conditions of globalization of the contract market. This international developer is specialized in heavy engineering and industrial construction and at the same time there is formed a new management object - an international development project life cycle. The analysis of specialty of new condition and working out adequate approaches to formation a competitive strategy of Russian construction companies are essential at the stage of macroeconomic instability. One of the peculiarities of nowadays real estate markets are specialization and concentration of the heavy engineering and industry construction market. Due to this new management objects are formed, which is strategic developer project portfolio, that is able to solve not only commercial purposes, but also to manage institutional or socially important tasks in the region. Large construction and development corporations enter a new, radically more complicated level of correlation of parameters aim-cost-time: • purpose and scope of projects are increasing dramatically, including not only corporate objectives but also important institutional aims; • the cost of projects and volume of investments are increasing; • the period analyzed in the project is increasing, as investment projects are no longer limited to completion, but also include maintenance and further development of the company's presence in the territory by means of future projects, connected with the already completed project. So there is a need for a new real estate development concept during the course of a macroeconomic downturn and instability with the emphasis on the inevitability of transformation throughout all the stages of the project lifecycle, the trend forecasting and the real estate development potential, as well as the purposeful and situational approaches. As a result the creation and development of methods, models, technologies and tools for change management, adapted for specific applications and types of projects are more relevant and in demand. In relation to major international development projects, effective change management technology required, taking into account the factors of influence and solution of problems of regional, organizational, technological and economic.

  • Russian developer as a subject of international contract market;
  • change management model of international development project;
  • project innovative receptivity;
  • project adaptive resource;
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Analysis of the current status and trends of the market of warehouse real estate in Krasnoyarsk city

  • Pechenkina Vera Viktorovna - Institute of Architecture and Design, Siberian Federal University - Doctor of Economic Sciences, Professor
  • Zemereva Nadezhda Petrovna - Institute of Engineering and Construction, Siberian Federal University - Master Student

98-101

The article introduces the storage facilities classification comparative study as well as the results of the analysis of the storage facilities supply analysis on the Krasnoyarsk. The leading tendencies of the segment development were identified on the regional real estate market.

  • rent;
  • storage facilities market;
  • pattern of supply;
  • volume of supply;
  • storage facilities classifications;
  • offer price;
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EXPERIENCE OF TRAINING IN A SPECIALTY «EXAMINATION AND MANAGEMENT OF REAL ESTATE»

EXPERIENCE OF TRAINING IN A SPECIALTY «EXAMINATION AND MANAGEMENT OF REAL ESTATE»

  • Manukhina Lyubov’ Andreevna - Moscow State University of Civil Engineering (MSUCE) - Associate Professor, Department of Construction Organization and Real Estate Management
  • Belyakov Sergey Igorevich - Moscow State University of Civil Engineering (MSUCE) - Ph.D. in Economics, Associate Professor, Department of Construction Organization and Real Estate Management
  • Kurakova Oksana Anatol’evna - Moscow State University of Civil Engineering (MSUCE) - Ph.D. in Economics, Associate Professor, Department of Construction Organization and Real Estate Management

102-105

The article introduces the storage facilities classification comparative study as well as the results of the analysis of the storage facilities supply analysis on the Krasnoyarsk. The leading tendencies of the segment development were identified on the regional real estate market.

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LEGAL ASPECTS - NEWS, REFERENCE SERVICE

Profile «examination and management of real estate» in system of standards of the third generation of preparation of bachelors -engineers in a direction 270800 «Building»

106-109

Despite transition to new educational standards in higher education system, the direction of preparation of the engineers-bachelors, connected with management of real estate, its estimation, examination of the future and already realized projects, remains still actual.

  • building;
  • Examination and management of real estate;
  • preparation of bachelors - engineers;
  • formation;
  • educational modules;
  • disciplines;
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IN A WORLD OF INTERESTING THINGS - THE CITY THROUGH THE EYES OF STUDENTS

The problem of contest of results of an estimation of property spent within the limits of executive manufacture

  • Irina Yur’evna Chubarkina - Moscow State University of Civil Engineering (MSUCE) - Master Student, Department of Construction Organization and Real Estate Management

110-113

The receivership proceeding, which decision it is finished to proceeding, practically carrying out of an estimation of the property, called to define cost of requirements under the property claim always demand. In the course of proceeding by normal practice propensity of the claimant to overestimate of cost of claim requirements while the respondent, on the contrary, tries to lower it is. Therefore without competent opinion of the qualified expert-appraiser here not to manage. Appointment of an estimation as court is important making demonstrative base, and the made report on an estimation is equated to other materials under the claim. The estimation which is carried out with a view of the permission of receivership proceeding, can be spent by request of the proprietor properties (voluntary) or the estimation can be appointed by court, in a case when the parties couldn't resolve a question peacefully. The estimation for property section between spouses is frequently interfaced to set of the difficulties caused by specificity of each separate case. The principal cause consists that in the course of section of property of the party very often can't come to the conciliatory proposal, leading up receivership proceeding to proceeding. It is necessary to notice that the various kinds of disputes connected with acknowledgement of the right to property concern receivership proceeding, the rights to possession of it, on any forms of its use, and also the right to sums of money. As to estimated practice the most widespread is the estimation spent for section of property between spouses, at the introduction into the inheritance, related conflicts at possession of the joint property, and also an estimation for business section.

  • executive manufacture;
  • estimated activity;
  • the appeal of results of an estimation;
  • receivership proceeding;
  • the appraiser;
  • the report on an estimation;
  • the expert;
  • the expert's statement;
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