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Проект методики рейтингования застройщиков, который, по мнению специалистов, позволит исключить деятельность недобросовестных девелоперов, представили на состоявшемся на прошлой неделе V Всероссийском совещании по развитию жилищного строительства.
Напомним, что действующим законодательством не предусмотрены как базовая шкала и критерии рейтинговой оценки надежности девелоперов, так и их обязанность получать оценку рейтингового агентства. При этом в законодательстве о долевом строительстве закреплены определенные требования, которым должен отвечать застройщик, чтобы получить право на привлечение денежных средств граждан для строительства, к примеру, многоквартирного дома. Однако финансовая устойчивость девелоперов при этом не учитывается (ч. 2 ст. 3 Федерального закона от 30 декабря 2004 г. № 214-ФЗ «Об участии в долевом строительстве многоквартирных домов»; далее – закон № 214-ФЗ).
Процедуру рейтингования застройщики уже сейчас проходят по собственной инициативе. В основном, как рассказал генеральный директор Рейтингового агентства строительного комплекса (РАСК) Николай Алексеенко, услугами независимых рейтинговых агентств пользуются крупные строительные компании, которые показывают высокие рейтинги надежности. Вместе с тем, он считает, что время закрепить на законодательном уровне обязанность всех застройщиков получить рейтинг настало.
Эксперт отмечает, что процедура рейтингования застройщиков, закрепленная на законодательном уровне, позволила бы исключить попадание на строительный рынок недобросовестных строительных организаций, так как при определении места в рейтинге надежности предлагается проводить анализ деятельности организации по 80 критериям. Только по оценке информационной открытости застройщиков будет проведен анализ по 21 показателю. Например, планируется учитывать насколько девелоперы выполняют требования по размещению проектной декларации на сайтах, в свободном ли доступе для населения находится отчетность о ходе строительства объектов и др. При этом Николай Алексеенко считает, что вместе с изменениями законодательства могут применяться и иные критерии рейтингования.
Какие обязательные условия должен содержать договор долевого строительства? Узнайте из материала «Договор долевого строительства» в «Домашней правовой энциклопедии» интернет-версии системы ГАРАНТ. Получите бесплатный доступ на 3 дня! Получить доступ
Например, сегодня рейтинговые агентства изучают как разрешительную документацию застройщика, так и его ежеквартальную отчетность. Кроме того, учитывается прогноз движения денежных средств застройщика, его финансовое положение, деловая репутация, ход реализации прошлых проектов, судебная практика с участием застройщика, конъюнктура рынка и т. д. Эти сведения, как подчеркивает представитель рейтингового агентства, доступны в различных открытых базах данных.
Также при оценке надежности девелоперов предлагается учитывать специфику ведения ими строительной деятельности. Например, в зависимости от динамики строительства при наличии информации о степени готовности объекта можно судить о том, насколько полно профинансировано строительство объекта недвижимости.
«В случае, если готовность объекта высокая, а объем заключенных договоров о долевом участии незначителен, то можно полагать, что объект неликвиден, то есть не будет быстро продан по цене, близкой к рыночной, что повлияет на движение денежных средств застройщика. А если строители только забили первые сваи, а весь объект при этом обеспечен денежными средствами дольщиков, то налицо существенные риски неисполнения обязательств. Наиболее оптимальна ситуация, когда эти процессы идут пропорционально, – пояснил Николай Алексеенко. – Наилучшее распределение финансирования при строительстве многоквартирного дома должно выглядеть следующим образом: 30% от стоимости жилья должны быть профинансированы за счет средств дольщиков, 30% – за счет кредитных средств, а 40% должны составлять собственные средства застройщика».
Кроме того, на рейтинг девелоперов, как отмечается в презентационном материале, имеющемся в распоряжении портала ГАРАНТ.РУ, должны влиять также привлекательность объекта (то есть степень развитости инфраструктуры и благоустройство), спрос на объект и доступность кредитования населения.
Таким образом, по мнению Николая Алексеенко, рейтинговая оценка компании должна дать возможность получения застройщиками конкурентного преимущества на рынке, положительно влиять на предоставление им кредитного продукта и быть инструментом дифференциации взносов застройщиков в фонд защиты дольщиков.
Напомним, что Минстрой России разработал и вынес на общественное обсуждение законопроект о публично-правовой компании по защите прав граждан — участников долевого строительства, которым предлагает создать в форме публично-правовой компании специальный фонд, финансируемый за счет обязательных взносов девелоперов – на случай их банкротства. При этом размер обязательных отчислений застройщика в компенсационный фонд будет рассчитывается в соответствии с методикой, утвержденной правительством. Методика должна предусматривать величину базовой ставки, которая повышается в зависимости от определяемой в соответствии с такой методикой способности застройщика исполнять принятые на себя обязательства (кредитоспособность, финансовая устойчивость). Будет ли методика идентична системе рейтингования, предложенной экспертом, пока неизвестно.
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